If you are buying or selling in Fort Myers, insurance can make or break your timeline. Roof age, the 4-point inspection, and the wind-mitigation report are three items that carriers and lenders often request before binding coverage. You want clear steps so you can avoid last-minute surprises and keep your closing on track. This guide gives you a simple, local checklist with what to order, when to order it, and how to use Lee County permits to your advantage. Let’s dive in.
Roof age rules in Florida
Florida law limits how insurers treat older roofs. Insurers cannot refuse to issue or renew a policy solely because a roof is under 15 years old, and for roofs 15 years or older, you must be allowed to get an inspection. If that inspection shows at least five years of remaining useful life, the carrier generally cannot deny coverage based only on age. See the statute for details on who can inspect and how carriers use the results in Florida’s law.
Citizens Property Insurance, a major player in Florida, sets expectations many private carriers mirror. Citizens commonly requires a 4-point for homes more than 20 years old and asks for remaining useful life documentation when soft roofs are over 25 years and hard roofs are over 50 years. Review their current inspection guidance to understand common underwriting checkpoints on Citizens’ inspections page.
What underwriters ask for at closing
Most underwriters and some lenders will want one or more of the following when a home or roof hits common age thresholds:
- 4-point inspection
- Wind-mitigation inspection (OIR-B1-1802)
- Roof condition certification with remaining useful life
4-point inspection essentials
A 4-point is a limited underwriting inspection that looks only at your Roof, Electrical, Plumbing, and HVAC. Carriers use it to assess insurability and obvious hazards on older homes. Learn when it is typically required and what to expect in Florida in this overview.
Inspectors document roof material and visible remaining life, electrical panel and wiring type, plumbing materials and leaks, and HVAC type, age, and condition. It is not a full home inspection, but it often includes panel access and attic observations.
Who can sign varies by carrier, but Florida allows licensed home inspectors, building code inspectors, licensed contractors, engineers, or architects to perform it. Typical standalone pricing runs about 75 to 250 dollars in Florida, with combined inspections often discounted. See sample pricing ranges from Florida providers here.
Wind mitigation inspection OIR-B1-1802
The wind-mitigation report documents features that can earn premium credits, including roof shape, deck attachment, roof-to-wall connections, secondary water resistance, and opening protections. The standard form and instructions are managed by the Florida Office of Insurance Regulation. You can review the current form and signer qualifications on the OIR site.
The form is commonly valid for up to five years as long as nothing material changes on the home. Inspectors usually need attic access and photos to verify attachments and connections, and supporting documents like product approvals help secure credits. Citizens provides practical guidance on what to have ready in their wind-mitigation info.
In Southwest Florida, standalone wind-mit inspections typically cost about 75 to 200 dollars, and combo pricing with a 4-point is common. See representative local ranges from a Florida inspection center.
Roof certification and remaining useful life
If your roof is 15 years or older, Florida law gives you the option to obtain an inspection that estimates remaining useful life. If you have at least five years left, that certification can help keep coverage available despite age. Many carriers, including Citizens, will ask for this when roofs reach the common age thresholds noted above.
Licensed roofing or general contractors, inspectors, engineers, or architects may provide roof condition documentation, subject to carrier acceptance. Citizens has also published a roof age eligibility exception process that applies in specific cases, which you can review in their update. A roof-only certification often costs a similar amount to a wind-mit.
Fort Myers permits and records
Lee County requires permits for roof replacement and other code-regulated work. You can search permit history and verify final inspections through the county’s eConnect system. Start with the county’s permitting portal on Lee County’s site.
Permitted roof replacements with final approvals create a strong paper trail for insurers and buyers. Save permit printouts, invoices, and product approvals in your listing or purchase file. For permitting, contractor licensing, and record guidance, see the county’s building services page here.
Recent code and legislative updates also clarified how the “25 percent rule” applies to partial roof repairs, especially for roofs installed under newer codes. This can affect whether a partial repair requires broader upgrades. For a summary of those changes, read this industry overview on the 25 percent rule updates.
Your Fort Myers checklist
Sellers: prep before listing
- Gather roof documentation: permits, contractor invoices, product approvals, warranties, and any prior 4-point, wind-mit, or roof certifications.
- Confirm roof age using the last full replacement completion date from the permit or contractor invoice.
- If the roof or home is near age thresholds, schedule a 4-point, wind-mit, and a roof certification so buyers and insurers have what they need.
- Make attic access easy and stage documents for the inspector. Missing access can cost you valuable wind-mit credits.
Buyers: act early in escrow
- Ask for the seller’s permit history and any existing inspections. If unavailable, order a 4-point and wind-mit early, before your insurance deadline.
- Confirm your target carrier’s requirements and which licenses they accept before you book inspections.
- Use permit records to verify that past roof work was permitted and passed final inspection.
If inspections uncover issues
- Handle minor fixes fast, then request a quick recheck so underwriting continues smoothly.
- If a reroof is required, line up multiple licensed estimates, confirm the permit process, and schedule as early as possible, especially during storm season.
Timing, costs, and expectations
- Typical ranges: 4-point about 75 to 250 dollars, wind-mit about 75 to 200 dollars, roof certification about 100 to 200 dollars. Combo pricing often lowers the total.
- Contractor availability and county permit timelines can add days or weeks. Start early to protect your closing date.
What to keep in your file
- Permit printouts and final inspection approvals
- Contractor invoice showing replacement date
- Product approval numbers and manufacturer documentation
- Prior OIR-B1-1802 wind-mit and 4-point reports with inspector license info
- Roof certification letter and any supporting photos
A little preparation goes a long way in Fort Myers. With the right inspections, clean permit records, and a clear plan, you can protect your insurance options and keep your transaction moving.
Ready to navigate roof age, inspections, and closing timelines with a local expert by your side? Reach out to Pelican Vista Realty for Fort Myers guidance tailored to your goals.
FAQs
What is a 4-point inspection in Florida and when is it required?
- A 4-point is a limited underwriting inspection of the roof, electrical, plumbing, and HVAC, often requested on older homes. Many carriers, including Citizens, commonly require it around the 20-year mark.
How long is a Florida wind-mitigation report valid?
- The OIR-B1-1802 wind-mitigation form is commonly valid for up to five years as long as no material changes are made to the home.
What roof ages trigger extra insurer scrutiny in Florida?
- Key checkpoints are 15 years (inspection pathway opens by statute), around 20 years for many carriers’ 4-point requests, 25 years for many shingle or other soft roofs, and 50 years for many hard roofs like tile.
Who can sign wind-mitigation and roof certification forms in Florida?
- Florida typically allows licensed home inspectors, building code inspectors, licensed contractors, engineers, or architects, subject to each carrier’s acceptance rules.
How do I verify a roof permit in Fort Myers or Lee County?
- Search the Lee County eConnect permitting portal for roof permits and final approvals, then save those records in your transaction file.
What does the “25 percent rule” mean for partial roof repairs?
- Updates to Florida code clarified when partial repairs trigger broader upgrades, especially on newer-code roofs. Your contractor must still follow current code for the portion being replaced and obtain required permits.
