Before you buy a home in Odessa, Lutz, or Wesley Chapel, check three things. First, find out whether the house is on city water and sewer or a private well and septic. Second, ask the seller for the wind mitigation report. Third, if it’s an older home, get the 4-point inspection and real insurance quotes while you’re still in your inspection period. None of these show up in listing photos, and all three can change what the home costs you to own.
When I tour north Tampa Bay with buyers moving here from out of state, the kitchen and the pool get all the attention. These are the checks I run on every house we’re serious about.
Is the Home on City Water and Sewer, or a Private Well and Septic?
Don’t assume city utilities. Some homes in Odessa and Lutz run on a private well and a septic tank, and you can’t tell from the front yard.
How can you look up a home’s water and sewer?
The Florida Department of Health runs the Florida Water Management Inventory, a statewide map at maps.floridahealth.gov/flwmi. Search the address or parcel and it shows the drinking water source (public water or a private well) and the wastewater method (central sewer or septic).
The Department of Health is also upfront that the map has gaps where information wasn’t available. So I treat it as a starting point, then confirm with the seller’s disclosure and the county records.
For county records:
Hillsborough County: The Florida Department of Health in Hillsborough County has a public records portal called eBridge. You can view, print, and save inspections, permits, and correspondence for permitted systems, and most records go back at least three years. If you get stuck, their Environmental Public Health office is at 813-307-8059.
Pasco County: Contact the Florida Department of Health in Pasco County. The state moved septic permitting to the Department of Environmental Protection in 16 counties, and neither Pasco nor Hillsborough is one of them, so the county health department is still the place to ask about septic permits and inspections.
What should you do if the home has septic or a well?
If it’s septic, I have a licensed septic contractor inspect it during the inspection period. The Florida Department of Environmental Protection publishes a list of active septic tank contractors, so you can confirm the company is current.
If it’s a well, test the water. This one surprises a lot of my out-of-state buyers: Florida doesn’t require any well testing when a private home sells. The Department of Health’s general recommendation for a home with a well is to test for coliform bacteria, nitrates, and lead, and any certified drinking water lab can run those. After you move in, the Department of Health strongly recommends testing a private well for bacteria and nitrate at least once a year. I’d rather you find out about the water before closing than after.
Does the Seller Have a Wind Mitigation Report?
Ask for it early. A wind mitigation report is a state form, the Uniform Mitigation Verification Inspection Form (OIR-B1-1802). A qualified inspector fills it out after looking at the features that help a house hold up in a windstorm, like roof covering, roof-to-wall connections, and opening protection.
Here’s why it matters to your monthly cost. Under Section 627.0629 of the Florida Statutes, residential property insurers have to build discounts, credits, or lower deductibles into their rates for homes with features shown to reduce windstorm loss. The report is how your insurer knows those features are there.
Two details worth knowing:
It’s good for up to five years, as long as nothing major on the house has changed and nothing on the form turns out to be wrong.
The form was updated on April 1, 2026. Every inspection done on or after that date has to use the new version. A report done before April 1, 2026, on the older form can still be used while it’s valid.
If the seller doesn’t have one, or theirs has expired, I’d order a new one during your inspection period so your insurance agent is quoting with real information.
Is It an Older Home That Needs a 4-Point Inspection?
On older homes, insurers can ask for a 4-point inspection before they’ll write a policy. It covers four systems: the roof, electrical, plumbing, and HVAC.
Citizens Property Insurance Corporation requires a 4-point inspection on new policies for homes more than 20 years old. They moved that line from 30 years down to 20 in 2022. Their rules don’t apply it to condominium policies or to tenant policies. Other insurance companies set their own rules, so ask your agent what the carrier you’re considering needs.
Citizens wants photos of each roof slope, the water heater and plumbing, the main electrical panel, and the HVAC equipment, plus the age, type, and condition of the wiring, heating, and plumbing. That’s a closer look than most buyers expect, and it’s why an older house that looks great in photos can turn out to be harder to insure than a newer one down the street. If you’re weighing a newer build against a resale, New Construction vs Resale Homes in Tampa Bay walks through that tradeoff.
When Should You Get Homeowners Insurance Quotes?
During your inspection period, not after. That’s my practice, not a state rule.
Once the 4-point and wind mitigation reports are in hand, send them to your insurance agent and get real quotes on that address. If something on a report is a problem for a carrier, you want to know while you still have options under your contract, whether that’s asking for a repair, renegotiating, or walking away. For more on insurance questions to ask up front, see Florida Homeowners Insurance and Flood Zones: What Tampa Bay Relocators Should Ask First.
Are These Checks Different in Hillsborough and Pasco?
The checks themselves are the same. Odessa and Lutz homes are mostly in Hillsborough County, and Wesley Chapel is in Pasco. The county mainly changes which health department holds the septic records. If you’re still deciding which county fits you best, start with How Should Tampa Bay Relocators Choose Between Hillsborough, Pasco, and Pinellas?.
If you’re planning a move to Tampa Bay, my free Tampa Bay Relocation Guide is the best place to start: https://tally.so/r/QKZDZk
FAQ: Buying a Home in Odessa, Lutz, or Wesley Chapel
Does Florida require a well test when a home sells?
No. The Florida Department of Health recommends testing for coliform bacteria, nitrates, and lead when you buy, then for bacteria and nitrate at least once a year.
How do I find out if a house is on septic?
Start with the Florida Water Management Inventory map at maps.floridahealth.gov/flwmi, then confirm with the seller’s disclosure and the county health department’s records. In Hillsborough, that’s the eBridge portal.
How long is a Florida wind mitigation report good for?
Up to five years, as long as the house hasn’t had material changes and the form doesn’t have inaccuracies.
What does a 4-point inspection cover?
The roof, electrical, plumbing, and HVAC. Citizens requires one on new policies for homes more than 20 years old.
When should I shop for homeowners insurance?
During your inspection period, once you have the 4-point and wind mitigation reports, so you still have options under your contract.
Jennifer (Jen) Messina
Tampa Bay Realtor | Hillsborough, Pasco, and Pinellas
Luxury service at every price point.
813-495-7238
Sources
Florida Department of Health, Florida Water Management Inventory Project: https://www.floridahealth.gov/community-environmental-public-health/environmental-public-health/water-quality/drinking-water/flwmi/
Florida Water Management Inventory interactive map: https://maps.floridahealth.gov/flwmi/
Florida Department of Health in Hillsborough County, Public Records (eBridge): https://hillsborough.floridahealth.gov/programs-and-services/environmental-public-health/public-records/
Florida Department of Health, Onsite Sewage and Septic: https://www.floridahealth.gov/licensing-regulations/regulated-facilities/onsite-sewage-septic/
Florida Department of Environmental Protection, Onsite Sewage Data: https://floridadep.gov/water/onsite-sewage/content/onsite-sewage-data
Florida Department of Health, Private Well Water Testing: https://www.floridahealth.gov/community-environmental-public-health/environmental-public-health/water-quality/drinking-water/private-wells/
Section 627.0629, Florida Statutes: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&Search_String=&URL=0600-0699%2F0627%2FSections%2F0627.0629.html
Florida Office of Insurance Regulation, Wind Mitigation Resources: https://floir.gov/consumers/wind-mitigation-resources
Florida Department of Financial Services, Mitigation Notices, Inspections and Forms: https://www.myfloridacfo.com/division/consumers/storm/mitigation-notices-inspections-and-forms
Citizens Property Insurance, four-point inspection requirement (Answer 2852): https://securesupport.citizensfla.com/app/answers/detail/a_id/2852
Citizens Property Insurance, four-point inspection form requirements (Answer 1397): https://securesupport.citizensfla.com/app/answers/detail/a_id/1397
Citizens Property Insurance, 2022 rates and rules changes: https://www.citizensfla.com/-/20211203-2022-rates-and-rules-changes-including-4-point-required-for-20-year-buildings-pl