4-Point Inspection Electrical Repairs in Bayonet Point, FL
Electrical Corrections for a House Going on a Dwelling Policy|Licensed & Insured, EC13011268
Before a tenant moves into a Bayonet Point house, the property's insurance may require a 4-point inspection, and the electrical items on that report must be addressed under the lease. Kennedy Electric corrects them for owners, landlords, and property managers.
Tell us if the house has a tenant in it today.
Call (352) 251-2795, Monday through Friday, 8 a.m. to 4 p.m., or send a request online. Calls after hours are returned the next business day.
At a glance
A Rental Moves to a Dwelling Policy
A homeowners policy at Citizens Property Insurance is for a house the owner lives in. Once the house is rented out, it goes on a dwelling policy, and for any property more than 20 years old, Citizens asks for a 4-point with dwelling applications as well as homeowners ones. Here, that covers nearly every rented house, since almost none of Bayonet Point's rented houses were built after 1999, so the report's electrical page decides what the work is.
In Beacon Woods, the timing has its own rule. Unless one of its exemptions applies, a deed restriction recorded in 2015 bars an owner who buys a lot there from renting it out for the first two years after the deed is recorded, and once renting is allowed, each lease has to run at least three months. The board may also set rules allowing up to a year of renting when a homeowner's death or disability creates a hardship.
How it runs
Who Each Step Involves
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1
The owner or manager: the dates
The date the lease starts or the policy renews sets the order of the work, and so does whether anyone lives in the house now.
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2
The tenant: notice of the work date
In an occupied house, pick a date that gives you time to provide the notice your lease requires. An empty house is booked on the first weekday that works for you and for our calendar.
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3
The power company and the county: a panel day
A panel replacement takes the house off power at the meter for as long as the change lasts. Everything in the house is off for that stretch, the air conditioning and the refrigerator included, so in an occupied house it's the date the tenant most needs to hear early.
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4
The agent: each item beside its photo
Every correction is photographed as it's finished, and the photos ride on the itemized invoice, so the agent writing the dwelling policy sees each report item next to a picture of the work.
What we cover
Which Repairs Fit Each Stage of a Lease
Before the first lease: The bigger corrections fit best when nobody else is living in the house. A panel your insurer won't accept, often a Federal Pacific or a Zinsco, comes out for a new one under a permit, and single-strand aluminum circuits get aluminum-rated connectors at every device, or new copper.
Between tenants: Turnover days suit the room-by-room items: covers back on open junction boxes, damaged outlets and switches replaced, and the GFCI outlets or smoke alarms an inspector wrote up.
With a tenant at home: Corrections in the existing panel: a breaker sized too large for its wire, two wires sharing a terminal, or an open slot without a filler plate. Some circuits are switched off while the panel is open.
Items that can't wait: Exposed wiring, scorched devices, and open splices. These go ahead of any lease date: Citizens asks that serious hazards be fixed before an application for coverage is submitted, and that no tenant live beside them. If a tenant reports a burning smell or a hot outlet, have them stop using it, and call 911 for smoke, sparks, or fire.
Pricing
Costs on a Rental's Report
Repair and troubleshooting visits are billed by the hour from arrival: $100 residential, $150 commercial, one-hour minimum, then half-hour increments, plus materials. No trip charge and no service fee. No hidden fees: the 3.5% surcharge on card and ACH payments is listed in our terms.
The written quote covers each item, so the work before a lease and the work between tenants can be ordered separately.
We don't do upfront pricing. No job has a standard price with us: each one is tailored to the property and the work you've asked for, and priced once we've seen it.
We offer free estimates on installations, upgrades, and replacements in our service area. Estimates aren't free when the job needs troubleshooting or testing to price, falls after hours or outside our service area, needs several meetings to gather information, or is new construction or a custom remodel with multi-party walk-throughs. For most jobs, estimates arrive by email by the end of the next business day, and quotes are good for 30 days.
Our warranty
04If something we installed fails because of our workmanship within 30 days of completion, we waive the hourly labor to put it right. Materials Kennedy Electric purchases for your job carry the manufacturer's one-year warranty. To replace defective materials we supplied, or materials damaged by storm, flood, fire, or other acts of God, we charge a reduced warranty labor rate of $50 an hour residential and $75 an hour commercial. The warranty does not cover materials not purchased by Kennedy Electric, work performed by the customer, or materials the customer purchased or damaged. Our warranty terms are printed on the estimate, the invoice, and the receipt, and the product boxes stay with you so you can register each product with its manufacturer.
We bought in Beacon Woods to rent the house out later. When should the electrical items get fixed?
We inherited a Beacon Woods house and want to rent it soon. Does the two-year wait apply?
Our tenant still lives in the house. Can the repairs happen with them there?
We manage rentals for an owner who lives out of state. Can the quote come to us?
We'd like the quote now, but the work can't start for a couple of months. Will the price still hold?
Reviews
Request service
When Does the Lease Start?
Give us that date and the report's electrical page. Our office will reach you during business hours.