If you are buying or selling a home built between 1978 and 1995 in New Hanover, Pender, or Brunswick County, you are almost guaranteed to encounter a specific plumbing "boogeyman": Polybutylene (Poly-B).

Once hailed as the "pipe of the future," this grey plastic plumbing was installed in millions of homes as a cheap alternative to copper. Today, it is considered a ticking time bomb. In the coastal market of late 2025, Poly-B isn't just a plumbing issue; it is an insurance and equity issue.

Here is how to identify it, understand the risk, and negotiate it without killing the deal.

1. Identification: What Does It Look Like?

You don't need to be a plumber to spot Poly-B. Look under the kitchen sink, at the water heater connection, or in the crawl space.

Color: Usually matte Grey, but sometimes Blue (for cold lines) or Black.

Markings: Look for the code "PB2110" stamped on the side.

Fittings: The joints are often held together with gray plastic or copper crimp rings.

2. The Risk: It’s Not If, It’s When

Polybutylene doesn't fail because of pressure; it fails because of chemistry. The oxidants (chlorine) in municipal water react with the plastic, causing it to flake and become brittle from the inside out.

The "Invisible" Failure: The pipe can look brand new on the outside but be paper-thin on the inside. When it fails, it doesn't drip; it often bursts, flooding a home with hundreds of gallons of water in minutes.

Class Action Status: The famous class-action lawsuits (Cox v. Shell Oil) that paid for replacements expired years ago. There is no "free money" left to fix this.

3. The NC "Material Fact" vs. Insurance Reality

Here is the nuance every NC buyer and seller needs to know.

NCREC Stance: The North Carolina Real Estate Commission has stated that the mere presence of Poly-B is not a Material Fact unless there is a known issue (like a leak history). Sellers technically don't have to disclose it just because it exists.

The Insurance Trap: However, insurance carriers do care. In 2025, many carriers in our coastal region will deny coverage or specifically exclude water damage caused by Poly-B pipes.

The Consequence: If you buy a home with Poly-B, you might get a mortgage, but if a pipe bursts and ruins your floors, your insurance check might be $0.

4. Cost to Replace: Slab vs. Crawl Space

In our region, the cost to "re-pipe" varies wildly based on the foundation.

Crawl Space / Pilings: If you are buying a beach house on pilings or a home with a crawl space (common in Wilmington and Hampstead), repiping is easier. Plumbers can run new PEX lines underneath. Est. Cost: $4,000 – $8,000.

Slab Foundation: If you are in a neighborhood like Leland with slab homes, repiping is invasive. Plumbers must cut into drywall and route pipes through the attic. Est. Cost: $8,000 – $15,000+ (including drywall repair).

5. Negotiation Strategy

For Buyers: Don't ask for a "repair" (you can't patch Poly-B). Ask for a credit to cover the cost of a full PEX repipe. Use the "Insurability" argument: "We cannot get adequate insurance coverage with these pipes."

For Sellers: Be proactive. If you replace the pipes before listing, you can market the home as "New PEX Plumbing," turning a liability into a massive selling point that justifies a higher price.

The Bottom Line

Polybutylene is a solvable problem, but it requires cash and disclosure. Don't let a $6,000 plumbing job ruin a $600,000 transaction.

At Aspyre Realty Group, we have a list of trusted plumbers who specialize in "turn-key" repipes (including the drywall patching). We can get you a firm quote during your Due Diligence period so you negotiate with real numbers, not guesses.