What Is a Florida 4-Point Inspection?
Insurance companies (primarily Citizens Insurance) require a 4-point inspection for homes 25+ years old (some at 30). It covers Electrical, HVAC, Plumbing, and Roof. The plumbing section notes supply pipe material, drain pipe material, water heater age/condition, visible leaks, active corrosion, and unpermitted modifications. Polybutylene supply pipe and cast iron drain in active failure are the two most common reasons Citizens denies or cancels a policy.
| Plumbing Issue | 4-Point Result | Insurance Impact |
|---|---|---|
| Polybutylene supply pipe | Fail — flagged | Policy denial or non-renewal |
| Galvanized supply (active corrosion) | Fail — flagged | Surcharge or denial |
| Cast iron drain (cracked/failing) | Fail — flagged | Required repair within 30 days |
| Water heater >10 years | Noted — not fail | Surcharge; >15 yrs = possible denial |
| Active leak at supply/drain | Fail — flagged | Policy suspended until repaired |
| Copper supply (good condition) | Pass | No surcharge |
| PVC drain (good condition) | Pass | No surcharge |
| PEX supply (permitted) | Pass | No surcharge |
| Missing P-trap under sink | Noted | No insurance impact but buyer concern |
| No water shutoff at fixtures | Noted | No insurance impact but noted |
Pre-Sale Plumbing Repairs — ROI Guide
| Repair | Cost | Deal Value |
|---|---|---|
| Repipe polybutylene -> PEX (full home) | $3,500–$7,500 | $10,000–$20,000+ |
| Repipe galvanized -> copper/PEX | $4,000–$9,000 | $8,000–$18,000 |
| Replace cast iron drain (partial) | $2,500–$6,000 | $5,000–$12,000 |
| Water heater replacement (<10 yrs) | $900–$1,800 | $1,500–$4,000 |
| Fix active leaks (any location) | $200–$1,500 | $1,000–$5,000 |
| Install missing P-traps / fix venting | $150–$600 | Buyer confidence |
| Camera inspect sewer lateral | $300–$500 | Avoid post-inspection drop |
| Re-grout or recaulk shower/tub | $150–$400 | Visual impression |
| Close out open plumbing permits | $500–$2,000 | Required to close sale |
Deal-Killing Plumbing Defects in Florida
- Polybutylene Supply Pipe (DEAL KILLER): Gray flexible plastic installed ~1978–1995 (Quest, Vanguard, Qest). Reacts with chlorine, becomes brittle, cracks from inside. Citizens and most private FL insurers will not insure homes with poly — uninsurable until repipe. Cox v. Shell class action (1995) fund is exhausted. Solution: full repipe to PEX/CPVC, $3,500–$7,500 for a 3/2.
- Galvanized Steel (Corroded) (MAJOR): Standard until ~1970. Reacts with FL's mineral water, rust reduces flow, pinhole leaks. Low pressure, rust staining, orange water. Active corrosion can trigger Citizens denial or surcharge ($500–$1,500/yr). Solution: repipe to copper/PEX, $4,000–$9,000.
- Cast Iron Drain Failure (MAJOR): Used pre-~1975. FL's acidic soil/humidity accelerate corrosion; scaling, pitting, cracks, collapse after 40–50 yrs. Camera inspection ($300–$500). Citizens added cast iron condition to 4-point in 2022. Solution: trenchless liner $2,500–$5,000 or full repipe $6,000–$18,000.
- Missing or Dry P-Traps (COMMON): Block sewer gases. Missing traps violate FPC 404. Dry traps common in unused guest baths/vacation homes (run water 30 sec). Solution: install P-traps, $150–$600.
- Water Heater Age & Condition (COMMON): 4-point asks age/condition. Citizens: 10–15 yrs may surcharge; over 15 yrs many require replacement. FL hard water reduces lifespan. Hot water lines under slab are a slab leak risk. Solution: replace before listing, $900–$1,800.
- Unpermitted Plumbing Work (IMPORTANT): Title companies/attorneys search permit records. Unpermitted additions/conversions/relocations must be disclosed or remediated. Title may require close-out inspection or as-built. Can void insurance. Solution: after-the-fact permit + inspection, $500–$2,000.
FL County Permit Close-Out Guide
Open/failed permits can block a closing. Each county has its own process: - Palm Beach: pbcgov.com/pzb; have original contractor schedule final, or a licensed contractor does an as-built. 3–6 weeks. 561-233-5100. - Broward: broward.org/Building; municipalities have separate systems. 954-357-6350. - Miami-Dade: miamidade.gov/permits; HVHZ applies to all repairs. 786-315-2100. - Hillsborough: hcflgov.net; Tampa separate; permit amnesty program for non-life-safety violations. 813-272-5600. - Orange: ocfl.net; voluntary Permit Retroactive Program with licensed contractor + affidavit. 407-836-5550. - Lee: leegov.com/dcd; post-Ian flood zone requirements. 239-533-8329. - Collier: CVportal.colliercountyfl.gov; rigorous, 4–8 weeks. 239-252-2400. - Pinellas: pinellascounty.org/build; Permit Close-Out program. 727-464-3888. - Duval/Jacksonville: coj.net; Legacy Permit program for pre-2000 permits. 904-630-1100. - Sarasota: scgov.net; buyers' attorneys routinely pull history. 941-861-5000.
Pro tip: Pull permit history before listing — open permits found by your own search can be closed on your timeline; ones found by the buyer become leverage.
FL Disclosure Requirements — Plumbing
FL Statute 689.261 (Seller Disclosure) requires disclosure of material defects known to the seller not readily observable by a buyer.
| Condition | Must Disclose? | Notes |
|---|---|---|
| Known active leak | Yes | Past or present leaks |
| Prior slab leak (repaired) | Yes | Include repair method and contractor |
| Polybutylene pipe (if known) | Yes | Material defect affecting insurability |
| Known cast iron failure | Yes | Document camera inspection |
| Water heater age | Recommended | Appears on 4-point anyway |
| Unpermitted plumbing work | Yes | FS 553.84 liability for non-disclosure |
| Septic system issues | Yes | FS 381.0065 |
| Well water (if applicable) | Yes | Water quality test results |
Non-disclosure liability: FL courts have awarded damages against sellers who failed to disclose known defects. FS 553.84 allows buyers to sue contractors — and sometimes sellers — for code violations not disclosed.
FL Real Estate Plumbing — By the Numbers
73% of FL home inspections note at least one plumbing item; $6,800 average buyer price reduction requested for plumbing defects (2023); ~400K FL homes still estimated to have polybutylene; 2–4 weeks average closing delay when unexpected defects found. The smartest pre-sale investment: a ~$350 sewer camera inspection and written plumber report.