Old Pipes and Four-Point Inspections
What the inspection is
A four-point inspection looks at four systems: roof, electrical, heating and air conditioning, and plumbing. Florida insurers ask for one before writing or renewing a policy on an older home. Citizens Property Insurance, the state's insurer of last resort, has long required one for homes more than 30 years old, and many private insurers ask for it at 20 or 25 years. The threshold and the rules are the insurer's, so ask your agent which apply to you.
What the plumbing section records
- The supply pipe material: copper, CPVC, PEX, galvanised steel or polybutylene.
- The drain material, where it can be seen: PVC, cast iron or galvanised.
- The water heater: age, location, and whether it has a pan and relief valve discharge.
- Visible leaks, corrosion or damage at fixtures and under sinks.
- Whether the plumbing has been updated, and roughly when.
The materials that cause trouble
Polybutylene
Common in South Florida homes and condos from about 1978 to 1995. It is the material most likely to make an insurer decline or demand replacement, and several 2026 reports say Citizens will not write new coverage on older homes that have it.
Galvanised supply lines
Typical of houses built before the 1960s. Some insurers accept it with conditions, such as a water-damage exclusion, and some do not.
Cast-iron drains
Common before the mid-1970s. Inspectors often cannot see it under a slab, but where they can, an insurer may ask about its condition or its age.
Old water heaters
A tank past its expected life, or one without a pan in a closet or attic, is a frequent note on a report and a cheap thing to fix before the inspection.
If your report comes back with a problem
Ask the insurer or agent exactly what they need: replacement of the material, a plumber's letter on condition, or a new inspection after work is done. For polybutylene that usually means a repipe of the supply lines. For an old water heater it may be a replacement with a permit. Keep the permit and invoice; they are what the next inspector will ask to see.
Four-point report flagged your pipes? Call with the report in hand and ask for a quote on exactly the items it lists.
Where to go next
Common questions
Who can do a four-point inspection?
Insurers generally accept them from licensed home inspectors, general or building contractors, and some other licensed professionals. Check the form your insurer uses.
Does a repipe need a permit?
Yes. Replacing supply lines is permitted plumbing work in Florida, and the final inspection is the record your insurer wants.
Will a condo need a four-point inspection?
Often, for the unit owner’s policy on an older building. The inspection covers what is inside your unit, such as the water heater and visible plumbing.