Florida Home Buyer Plumbing Checklist — Before You Close, Check This

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Check all items before your inspection period expires — see Tab 2 for repair cost estimates on any red flags found.

Critical 1. Pipe Material Identification 0/6

Identify main supply pipe material: copper, PEX, CPVC, galvanized, or polybutylene
Check under every sink in kitchen and bathrooms — look for gray/blue flexible plastic pipe (polybutylene)
Ask seller: Was the home repiped? When? What material? Request permits if yes.
Check water heater supply connections — visible lines indicate what's inside the walls
Inspect garage and utility areas for any exposed pipe runs
Homes built 1978–1995: assume polybutylene until confirmed otherwise

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Polybutylene Found

Serious finding. PB pipe fails without warning. Most FL insurers won't write new policies with PB. Budget $8,000–$15,000 for whole-home repipe — negotiate into purchase price.

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Galvanized Steel Pipe

Common in pre-1980 homes. Will eventually fail via rust and pressure loss. Budget $8,000–$15,000. Low pressure at fixtures = restriction has already started.

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Original CPVC (20+ years old)

FL municipalities use chloramine, which degrades CPVC over time. Repipe may be needed within 5 years. Get an independent plumbing inspection.

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PEX-A or Recent Copper

Good finding — verify permits were pulled and passed inspection before closing.

Review 2. Water Heater 0/6

Note age — first 2 digits of serial number often = manufacture year (e.g., "14XXXXX" = 2014)
Look for rust, corrosion, or any moisture around the base of the unit
Check T&P relief valve — must have discharge pipe to floor or outside (not capped)
Note fuel type (electric / gas / propane) and confirm it operates
Ask: Any recent service or repairs? Request documentation.
Confirm tank size matches household needs (40–50 gal for 2–4 people)

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Age 12+ Years

Budget $1,200–$2,500 for replacement. Request credit at closing. FPL rebate up to $400 if upgrading to heat pump unit.

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Rust at Base or Active Leak

Replace immediately — live water damage risk. Non-negotiable repair request.

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Age 8–12 Years

Factor into negotiation — replacement likely within 3–5 years. FL hard water shortens heater life significantly.

Critical 3. Slab Leak Assessment 0/6

Walk every room — feel for warm spots on floor tile (hot water slab leak beneath)
Check water meter with ALL water off — if triangle indicator spins, there's a hidden leak
Look for damp carpet, buckling tile, or floor discoloration near walls
Ask seller: Any history of slab leaks? Request written disclosure.
Request 12 months of water bills — sudden spikes indicate a hidden active leak
Ask if seller has had electronic leak detection done — request the report

How to check the water meter:

Turn off all water in the house (toilets, icemaker, humidifiers)
Find the meter — typically near the street at the property line
Look at the small triangle dial — if moving with all water off, there's a leak
Photograph the reading, wait 30 min, check again — any change = active leak

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Active Slab Leak Found

Major negotiation item. Detection: $200–$400. Repair: spot repair $1,500–$5,000 / reroute $2,500–$8,000 / full repipe $8,000–$15,000.

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History of Slab Leak Repairs

Request permits and documentation. Multiple past repairs = systemic problem. Budget for full reroute or repipe.

Critical 4. Septic vs. Public Sewer 0/7

Confirm: public sewer or septic? Do not assume from the listing — verify with county utility.
If septic: request last 3 years of pump-out records from seller
If septic: get an independent septic inspection — not just the general home inspector
Ask: Age of septic tank and drain field — get documentation
Check for county notices requiring nitrogen-reducing system upgrades (some FL counties near water bodies)
Walk the drain field area — soggy ground, lush patches, or odors = drain field failure
Ask if drain field or system has ever been repaired or replaced — request documentation

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No Pump-Out Records

Require pump-out before closing ($300–$450). Have the condition scoped.

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Drain Field Issues Found

$5,000–$15,000 replacement. Major negotiation item — request credit equal to full repair estimate.

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System Age 25+ Years

Budget for drain field replacement within 5 years. Factor into offer price.

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Recent Pump-Out + Clean Inspection

Follow regular maintenance (pump every 3–5 years). No immediate action needed.

Review 5. Water Quality & Pressure 0/7

Run every faucet — check both hot AND cold pressure at each fixture throughout the home
Flush all toilets — verify full flush, no running after refill, and proper refill within 60 seconds
Check under every sink for leaks, moisture staining, or evidence of past water damage
Note any water discoloration — rust, yellow, or cloudy water at any fixture
Check water softener if present — confirm it's operational and note system age
Run all irrigation zones briefly — check coverage and look for broken heads
Check pressure at an exterior hose bib — normal range 45–80 psi. Over 80 psi requires a PRV.

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Low Pressure Throughout Home

Possible causes: galvanized restriction, failing PRV, or supply issue. PRV replacement: $300–$600. Galvanized restriction may require full repipe.

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Rust or Yellow-Colored Water

Galvanized pipe interior corrosion — repipe likely needed. Do not ignore this finding.

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No Water Softener

South FL hardness averages 250–400 ppm. Budget $800–$2,500 for softener to protect appliances and water heater.

Review 6. Outdoor & Drainage 0/6

Check all exterior hose bibs — turn on and verify no leaks at fitting or backflow preventer
Inspect irrigation system for coverage gaps, broken heads, and pipe condition
If pool or spa: inspect equipment pad for wet ground, drips, or corrosion at fittings
Verify gutters and downspouts drain away from the slab foundation — not toward it
Check for standing water near foundation — poor drainage saturates soil around pipes
Locate and test the exterior water main shutoff — confirm it operates freely

Schedule a Pre-Purchase Inspection

We offer pre-purchase plumbing inspections in Palm Beach, Broward, and Miami-Dade counties — before your inspection period expires.

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Polybutylene Repipe

Critical

$8,000 – $15,000

Full whole-home repipe to PEX-A. Includes drywall repair and patching. Based on 1,500–2,500 sq ft home.

⚠️ Many FL carriers deny coverage with PB pipe. Negotiate full credit or require seller to repipe before closing.

Timeline: 1–2 days

Galvanized Steel Repipe

Critical

$8,000 – $14,000

Full whole-home supply repipe. Galvanized drain (DWV) is less urgent but can corrode over decades — inspect separately.

💡 Test water color and pressure at fixtures. Rust color + low pressure = repipe needed now.

Timeline: 2–3 days

Slab Leak Repair

Critical

$1,500 – $15,000+

Method determines cost. Electronic detection ($200–$400) required before any repair quote.

Spot repair — tunnel under slab$1,500–$5,000
Pipe reroute — new line above slab$2,500–$8,000
Full reroute / whole-home repipe$8,000–$15,000

💡 Multiple leaks = full reroute is more cost-effective than repeated spot repairs.

Water Heater Replacement

Important

$800 – $2,500

Standard electric tank (40–50 gal)$800–$1,500
Heat pump water heater upgrade$1,500–$2,500

💡 FPL rebate up to $400 on heat pump upgrades. More energy-efficient long-term.

Timeline: Half day

Septic System Issues

Critical

$300 – $25,000

Cost depends entirely on what's found. Always get a septic inspection before closing.

Pump-out only$300–$450
Minor repair$500–$2,000
Drain field repair$1,500–$5,000
Full drain field replacement$5,000–$15,000
Full system replacement$8,000–$25,000

Water Softener Installation

Budget For

$800 – $2,500

Whole-home system at main entry. South FL water hardness 250–400 ppm — appliances and water heaters fail 30–50% sooner without treatment.

💡 Often worth requiring as a purchase condition in PB County, Broward, and Miami-Dade.

Pressure Reducing Valve (PRV)

Budget For

$300 – $600

Required if water pressure exceeds 80 psi — common in some FL neighborhoods. High pressure stresses all fixtures and appliances.

💡 Test with a $15 gauge from any hardware store before making an offer.

Timeline: 1–3 hours

Miscellaneous Repairs

Budget For

$100 – $800

Common items found at inspection — include these in your repair request list.

Running toilet$150–$300
Leaking faucet$100–$250
Broken or missing cleanout cap$300–$600
Irrigation system repair$200–$800

💼 Negotiation Strategy

Use these cost ranges as the basis for purchase price reduction requests or seller credits at closing. For items over $5,000, a credit is usually preferable to requiring the seller to make repairs — it puts the quality of work in your hands.

Fact 01

Florida Has Among the Highest Copper Pinhole Leak Rates in the US

South Florida utilities use chloramine disinfection, which is significantly more corrosive to copper pipe than free chlorine. Combined with slightly acidic water chemistry, copper pinhole leaks are epidemic. A home with original 1990s copper may look perfect — and fail catastrophically within 1–2 years. Electronic leak detection is the only way to know before you close.

Fact 02

Slab Foundations Hide Everything

Unlike homes on raised foundations, most South Florida homes sit on concrete slabs. Plumbing runs beneath the slab and inside walls — invisible without specialized equipment. Insist on electronic leak detection ($200–$400) before closing on any home over 20 years old. It's the only way to find active leaks before they become your financial problem.

Fact 03

Polybutylene Is Still Hiding in Millions of Florida Homes

PB pipe was installed in Florida homes from 1978 to 1995. After widespread failures and class-action litigation, many homes were only partially repiped — often just under sinks while the pipes inside walls and under the slab were left in place. Look under every sink. Gray or blue flexible plastic = polybutylene = repipe required before homeowners insurance can be written.

Fact 04

Septic Systems Are More Common Than Buyers Assume

Even in suburban South Florida — Broward, Palm Beach, parts of Miami-Dade — many homes are on septic systems. MLS listings frequently misrepresent this. "Connected to sewer" is not a safe assumption. Call the county utility department before closing or check the county Property Appraiser's database. A missed septic system means $8,000–$25,000 in immediate or near-term costs.

Fact 05

Hard Water Is Destroying Appliances Faster Than Almost Anywhere Else

South Florida water hardness averages 250–400 ppm — among the highest in the US. Without a water softener: water heaters last 6–9 years instead of 12+, dishwashers last 4–7 years, and tankless units require annual descaling. If the home doesn't have a whole-home softener, budget $800–$2,500 for installation and use it as a negotiation item.

Florida Buyer Resources

FL DBPR — Verify Contractor Licensemyfloridalicense.com — verify any plumber's license before hiring
Palm Beach County Property Appraiserpbcgov.org/papa — confirm sewer vs. septic status
Broward County Property Appraiserbcpa.net — property details and utility connections
Miami-Dade County Property Appraisermiamidade.gov/pa — verify septic vs. sewer
FL Dept of Health — Septic Permit Lookupfloridahealth.gov — onsite sewage permit records by address

Schedule a Pre-Purchase Inspection

We'll find what the general inspector missed — before your inspection period expires.

Full Name

Phone

Property Address or ZIP

Closing Date

✅

Request Received!

We'll call you within 1 business hour to confirm your inspection slot.