Wells/Septic Systems

The examination of wells and septic systems is not included in our visual inspection as they are underground systems. It is recommended that you have local health authorities or other licensed personnel inspect these systems if either is present.

Water Pipes

Galvanized water pipes rust from the inside out and have an average useful life expectancy of about 20 to 30 years after which they may need to be replaced. This is usually done in two stages: horizontal piping first and vertical pipes throughout the house later as needed. Galvanized piping is seldom used in newer construction and is not normally present or a concern in homes built after the 1960's.

Copper pipes usually have more life expectancy and may last as long as 60 years before needing to be replaced, although there are some areas in central Florida that have experienced premature copper pipe failure. Underground piping conditions cannot be fully evaluated in a visual inspection, and are excluded from this Report.

CPVC water lines are acceptable by today's standards and should perform well. However, PVC, polybutylene, plastic or vinyl water lines are susceptible to leakage if they are exposed to extreme heat, sunlight, or if the piping connections are not correct or properly installed. If this type of piping is present, a licensed plumber should examine the material to insure that the connections are correct and that approved materials have been used.

Hot Water Heaters

The normal useful life expectancy of a hot water heater is 8 to 12 years. Hot water heaters generally need not be replaced unless they leak. All water heaters will leak at some point, and any water heater located on or above a living floor area should be installed in a properly drained catch pan to prevent water damage to the interior floors, walls and ceilings.

Water heaters should be drained (flushed) on an annual basis to prevent buildup in the bottom of the tank. The Temperature/Pressure Relief (TPR) valve should be checked yearly to insure proper operation.

We recommend that electric heating elements be set no higher than 125° and gas water heaters no higher than “Normal” to help prevent or reduce possible scalding.