Chris Chase
Licensed Florida insurance broker · FL License #G193830 · NPN 21407586
Last reviewed October 2026
The short version
- Around the 40-year mark, many insurance companies limit water damage coverage or leave it out. On rentals it’s often 30 years.
- Your pipes and your water heater’s age are two of the first things an insurer asks about.
- Florida law says a single water claim can’t be the only reason a company cancels or non-renews you, with one exception.
Water damage coverage is where older homes run into the most restrictions. If your home is getting up there in age, this is worth understanding before you shop.
It’s also one of the areas where a few inexpensive steps can change what you’re offered.
In this article
The 40-year mark
Once a home is around 40 years old, many insurance companies handle water damage differently. Depending on the company, you’ll see one of these:
- Water damage excluded, with no way to add it back.
- Water damage excluded, with a buy-back of a limited amount, often around $10,000.
- Limited water damage offered at one or two set amounts, such as $10,000 or $25,000.
Each is a very different policy from one with full water coverage. Know which version you have. It’s on the declarations page or in an endorsement, and I’ll point to it if you ask.
On a rental property, the same thing commonly starts around 30 years. See Insuring a Rental Property in Florida.
A past water claim follows you
A water loss in the last few years can mean limited water coverage on a new policy even on a newer home. Getting full coverage back can take several claim-free years, and with some companies an inspection too. Several non-weather water claims in a short period narrow your options further.
What Florida law protects
Florida Statute 627.4133 says a single claim that results from water damage can’t be used as the sole cause for cancelling or non-renewing your policy. The exception: the company can act if it can show you failed to take action it reasonably requested to prevent a similar loss from happening again.
So if your insurance company asks you to make a repair after a water claim, make it and keep the receipt.
Your water heater
Insurance companies ask how old it is. Many get cautious once a tank is about 15 years old, sometimes around 20 if it sits in the garage. A few are stricter when the heater is inside on a second floor. Tankless heaters are often exempt from the age limit.
The age is usually on the manufacturer’s label. A photo of it saves a phone call.
What your pipes are made of
- Polybutylene pipe limits your options a lot. Some companies won’t write the home. Others will, without water damage coverage.
- Galvanized and cast iron pipes in older homes raise the same kind of questions.
- Older PEX is treated cautiously by a few companies, while others accept it at any age.
- Updated plumbing with permits and receipts opens doors. Keep the paperwork.
If you don’t know what you have, a four-point inspection will tell you. See Four-Point Inspections and Home Insurance.
What helps
- An automatic water shut-off valve. With some companies it earns a discount, and with at least some it keeps the water exclusion off an older home altogether.
- A leak detection system.
- Proof of plumbing updates.
- A recent four-point inspection showing the plumbing’s condition.
- A paid annual heating and air maintenance contract. Some companies give a credit on the water portion of the premium.
- A full renovation with permits. New electrical, plumbing, heating and air, roof, and windows can let the home be rated as newer than its original year built.
If you have a water loss
The Florida Department of Financial Services lists what’s expected of you after a loss:
- Notify your agent or insurance company promptly. A claim has to be reported within one year of the date of loss.
- Protect the property from further damage. Shut off the water and make reasonable temporary repairs.
- Keep receipts for those repairs.
- Take photos before you repair anything, if you can.
- List damaged belongings with when you bought them and what you paid.
The Department also notes the insurance company has to acknowledge a claim communication within 7 days and pay or deny the claim within 60 days of receiving notice, unless something outside its control prevents it.
Sewer and drain backup
Water that backs up through a drain or sewer line is a separate matter. The Department of Financial Services notes that some policies exclude it and it has to be added by endorsement. Ask whether it’s on your policy.
Flooding is a separate matter
None of this is about flood. Rising water from outside is covered by a flood policy, not your homeowners policy. See Does Homeowners Insurance Cover Flooding?
What age does to the price
Averages from homeowners insurance quotes in the area over the past 36 months, as the yearly price for every $1,000 of dwelling coverage:
| Year the home was built | Average price per $1,000 of coverage | On a $300,000 home, about |
|---|---|---|
| Before 1980 | $19.50 | $5,850 a year |
| 1980 to 2001 | $15.80 | $4,740 a year |
| 2002 to 2014 | $10.40 | $3,120 a year |
| 2015 or newer | $6.30 | $1,890 a year |
These are averages of past quotes, not an offer. An older home costs more to insure and often gets less water coverage for the money, which is why the steps above are worth taking.
Common questions
Can I get full water damage coverage on a 45-year-old home?
Sometimes. It depends on the company, the plumbing, and your claims history. A shut-off valve or updated plumbing can help.
Is a $10,000 water limit enough?
It depends on the home. Ask a contractor what a typical pipe failure costs to repair in your house, then decide. I’ll show you what more coverage would cost.
Will one water claim get me dropped?
Florida law says a single water claim can’t be the only reason for cancellation or nonrenewal, unless you didn’t take steps the company reasonably requested.
Every insurance company has its own rules and prices, and they change. I’ll tell you what applies to the options I find for you.
Official sources
- Florida Statute 627.4133: cancellation and nonrenewal
- Florida Department of Financial Services: homeowners insurance overview
Keep reading
- Four-Point Inspections and Home Insurance
- Does Homeowners Insurance Cover Flooding?
- Home Insurance Discounts and Credits Worth Asking About
- Florida homeowners insurance
Related coverage: homeowners insurance and flood insurance.
Want me to look at your options?
Request a quote or call me to review your options. You’ll talk to a real person.