Citizens' 4-point rule: homes over 20 years old

Since February 1, 2022, Citizens asks for a 4-point on new policies for homes more than 20 years old. Before that, the line was 30 years.

At renewal, Citizens usually doesn't ask, but its underwriters can request one case by case. It doesn't apply to condo unit or renter policies.

Private insurers set their own rules. Many ask for a 4-point once a home is 25 to 30 years old, and some ask sooner. If your insurer sent you a letter, the letter is what counts.

For Citizens, the inspection has to be dated within the 12 months before the application is sent. If the home had a sinkhole claim before, the window is shorter: 90 days.

That's why I always put the inspection date on the first page, and why you should ask me for a new one if yours is close to a year old.

The current Citizens form is Insp4pt 03 25, released in March 2025. It asks for a photo of each side of the house, each roof slope, the water heater's TPR valve, the plumbing under the sinks, and the open electrical panel.

These are the issues Citizens names in its own rules:

• Roof age. Citizens wants proof of a full replacement when a shingle roof is more than 25 years old, or a tile, metal or concrete roof is more than 50. An inspection showing at least 5 years of life left can still qualify.
• Single-strand aluminum branch wiring, unless it was fixed with a full copper rewire or approved connectors (COPALUM or AlumiConn).
• Polybutylene pipe in a home more than 20 years old.
• Electrical service under 100 amps.
• Any system that isn't in good working order, or any open hazard.

Other insurers have their own lists. Many also refuse certain older panels, like Federal Pacific and Zinsco, and active knob-and-tube wiring. If I find one of these, I'll tell you on the spot so you can plan the fix.

Citizens accepts a 4-point signed by a Florida-licensed home inspector, a general, building or residential contractor, a building code inspector, an architect or an engineer. A trade license holder, like an electrician, can only sign their own section.

I'm a Florida licensed home inspector, license HI18810. I do the inspection myself, and you get the signed form with all the photos the same day or by the next morning.

Since September 2025, Citizens lets recent buyers whose roof has less than 5 years of life left apply with a signed contract for a full roof replacement within 30 days. If that's you, call me before closing so we know where the roof stands.