Inspections ยท Four Corners
Roof inspections in Four Corners, FL
In Four Corners, 6.6 percent of housing units are mobile homes, and those roofs follow different rules from the rest. An inspection tells you what condition the roof is in and how much life it has left. That answer matters when you buy, sell, renew a policy or get an insurer letter.
Updated October 2026
Four Corners figures this page uses
- Median year homes were built
- 2005
- Share of homes built before 1980
- 3.5%
- Mobile homes, share of housing units
- 6.6%
Housing age
How old are Four Corners roofs?
The median Four Corners home was built in 2005, against 2002 for Osceola County as a whole. Only 3.5 percent of homes here predate 1980, while the county figure is 11.3 percent. That suggests most original roofs here are well under 25 years old, though many of the oldest are now past 15.
The 15-year line is the one that matters for insurance. Florida's roof-age statute stops an insurer from refusing a policy over roof age alone while the roof is under 15. Once yours reaches 15, you may hire an authorized inspector at your own expense. A report showing 5 or more years of useful life means the insurer cannot turn you away over age by itself.
Mobile homes are 6.6 percent of Four Corners housing units. Senate staff note that the 15-year rule does not apply to mobile home policies. Ask your insurer or agent which roof standard your policy uses.
Inspection scope
What a roof inspection actually checks
On the 4-point form, the roof section lists the covering material, the roof's age and remaining life, the last roofing permit date, and overall condition. Citizens requires that 4-point inspection for properties more than 20 years old. A median build year of 2005 means many Four Corners homes will reach that age soon.
- Cracking, curling and heavy granule loss on shingles
- Look for tabs or tiles that have gone missing, worked loose or cracked, along with any patch where bare asphalt or felt shows through.
- Soft spots in the decking
- Leaks visible in the attic and on interior ceilings
Citizens asks for documented remaining life of at least five years on soft roofs older than 25 years and hard roofs older than 50. Its inspection form must be signed by a contractor, a building code inspector or a Florida-licensed home inspector, with photos of each slope.
Timing
When to order an inspection
Book one ahead of a purchase or sale, after an insurer's roof-age letter arrives, and after a strong storm. Hurricane Milton brought gusts of 55 to 65 mph and 3 to 5 inches of rain to Osceola County. Check the roof after any storm of that size, and look for leaks inside as well.
Inspection findings can also lead to repairs. Repairs run into the 25 percent rule: more than 25 percent of a roof section in 12 months can mean replacing the whole section, unless the roof was built or redone to the 2007 Florida Building Code or later. Four Corners sits across county lines, so the building office of the county where your property sits issues the permit. Confirm which office applies with them.
Florida Statute 489.147 bars a roofing contractor from offering you anything of value for an inspection and from advising on what your policy covers. Take coverage questions about your Four Corners home to your insurer or agent.
Questions
Roof inspections in Four Corners: questions
Does the 15-year roof rule apply to my Four Corners home?
It applies to homeowner policies issued or renewed on or after July 1, 2022. If your roof is 15 years or older, your insurer must allow you to have an authorized inspector check it at your expense. Age alone cannot be the reason it refuses or non-renews when the inspection finds at least 5 years of useful life remaining. Senate staff note it does not apply to mobile home policies, and mobile homes are 6.6 percent of Four Corners housing units.
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, read Oct 5, 2026
Who can do a roof inspection for my insurer?
The inspector must be accepted by your insurer. The list includes a licensed home inspector, a building code inspector, a licensed general, building or residential contractor, a roofing contractor, a professional engineer or an architect. Ask your insurer which ones it accepts before you book. Four Corners homes are mostly newer builds, with a median year built of 2005, so ask whether the insurer wants the roof checked at all.
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035, read Oct 5, 2026
What does the roof part of a 4-point inspection record?
It records the roof covering, age, remaining useful life, the date of the last roofing permit, whether the roof was fully or partly replaced, overall condition and a damage list. Citizens requires the 4-point inspection for properties more than 20 years old. In Four Corners, 3.5 percent of homes were built before 1980, so most homes will hit that age over time rather than all at once.
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25034, read Oct 5, 2026
How long do I have to report storm damage to my roof?
A new or reopened property claim is barred unless notice reaches your insurer within 1 year after the date of loss. A supplemental claim has 18 months. After Hurricane Milton brought gusts of 55 to 65 mph to Osceola County, an inspection record with dated photos helps you show when damage was found. Contact your insurer or agent about your own claim.
Source: NWS Melbourne, County Impacts Associated with Milton (2024), read Oct 5, 2026
Sources for this page(33)
- 1.Median year homes were built: 2005. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
- 2.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035. Read Oct 5, 2026.
- 3.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25034. Read Oct 5, 2026.
- 4.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, tables B25034/B25035. Read Oct 5, 2026.
- 5.Share of homes built before 1980: 3.5%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
- 6.Osceola County, Building and Permits. Read Oct 5, 2026.
- 7.Mobile homes, share of housing units: 6.6%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
- 8.Hurricane Milton (2024). NWS Melbourne, County Impacts Associated with Milton (2024). Read Oct 5, 2026.
- 9.Permit office: Orange County Division of Building Safety / Osceola County Building Office (Building and Permits). Orange County Division of Building Safety / Osceola County Building Office (Building and Permits). Read Oct 10, 2026.
- 10.Hurricane Ian (2022). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Ian (2022). Read Oct 5, 2026.
- 11.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
- 12.Insp4pt 03 25. Read Oct 4, 2026.
- 13.Citizens Property Insurance Corporation. Read Oct 4, 2026.
- 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
- 15.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
- 16.Citizens Property Insurance Corporation. Read Oct 5, 2026.
- 17.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
- 18.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
- 19.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
- 20.NWS Melbourne, County Impacts Associated with Milton (2024), National Weather Service. Read Oct 5, 2026.
- 21.Orange County Division of Building Safety / Osceola County Building Office (Building and Permits), ocfl.net. Read Oct 5, 2026.
- 22.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Ian (2022), National Weather Service. Read Oct 5, 2026.
- 23.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
- 24.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 25.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
- 26.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 27.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 28.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017), National Weather Service. Read Oct 5, 2026.
- 29.NOAA NCEI, U.S. Climate Normals 1991-2020 (annual/seasonal), access-data API, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 30.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Four Corners 2020 Census internal point (28.3332, -81.6475), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 31.U.S. Census Bureau, 2020 Census (TIGERweb tigerWMS_Census2020 MapServer: POP100, HU100, AREALAND, AREAWATER), U.S. Census Bureau. Read Oct 5, 2026.
- 32.U.S. Census Bureau, 2020 Census (TIGERweb tigerWMS_Census2020 MapServer: POP100, HU100, AREALAND, AREAWATER), U.S. Census Bureau. Read Oct 5, 2026.
- 33.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Four Corners 2020 Census internal point (28.3332, -81.6475), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
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Roof inspections in Four Corners
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