If you’re thinking about selling your home and it was built in the 80s or 90s, there’s a question that almost always comes up.

Usually during the home inspection.

Sometimes even before the showing.

“Does the house have Poly-B plumbing?”

And if the answer is yes… it often becomes the biggest conversation in the entire deal.

I’ve seen it many times in Calgary real estate. A home can show beautifully, the buyers love it, the offer is strong… and then the inspection finds Poly-B.

Suddenly buyers start wondering:

• Is this a problem?

• Is it expensive to fix?

• Will insurance cover it?

• Should we renegotiate?

So let’s talk about why Poly-B comes up so often, what the real concerns are, and most importantly what sellers can do about it before going to market.

Because dealing with it before you list can often save you a lot of stress later.

What Is Poly-B Plumbing?

Polybutylene plumbing (often called Poly-B) was widely used in homes built between the late 1970s and the mid-1990s.

At the time, it was seen as a great option because it was:

• inexpensive
• flexible
• quick for builders to install

Instead of copper pipes, builders could install this grey plastic piping quickly and efficiently.

If you’ve ever seen Poly-B, it’s usually:

• grey (sometimes blue) plastic piping

• often visible near your hot water tank

• commonly found in mechanical rooms or basements

Many homes built during Calgary’s big growth years in the 80s and 90s still have it.

And for years, most homeowners never thought twice about it.

Why Poly-B Comes Up So Often During Home Sales

The reason Poly-B becomes such a big conversation during real estate transactions really comes down to risk and uncertainty.

Even if the plumbing is working perfectly today, buyers, inspectors, and insurers all look at it a little differently.

1. Insurance Can Be Complicated

Some insurance companies are hesitant to insure homes with Poly-B plumbing.

Others will insure it but may:

• increase premiums

• require replacement within a certain time frame

• or request documentation about the plumbing system

If buyers struggle to secure insurance, it can delay or even jeopardize a sale.

2. Home Inspectors Always Flag It

A good home inspector will almost always mention Poly-B in their report.

Even if it’s functioning properly, most inspectors will recommend:

“Further evaluation or replacement.”

Once that note appears in an inspection report, buyers often start thinking about the cost and potential risks.

3. It Often Becomes a Negotiation Point

Once Poly-B shows up in an inspection report, it frequently turns into part of the negotiation.

Buyers may ask for:

• a price reduction

• a credit toward replacement

• or full replacement before possession

And here’s the interesting part…

Negotiating it after an inspection often costs sellers more than addressing it before listing.

Why Poly-B Plumbing Can Fail

The biggest issue with Poly-B isn’t that it always fails.

It’s that when it fails, it can fail suddenly.

Polybutylene can degrade over time due to chemical reactions inside the pipe.

Municipal water systems use disinfectants like chlorine, which can slowly react with the material and weaken it.

Over many years, the pipes can:

• become brittle

• develop small fractures

• or crack unexpectedly

The challenge is that these failures often happen without warning, which is why insurers and buyers treat it cautiously.

What Does It Cost to Replace Poly-B?

The cost varies depending on the size and layout of the home, but in Calgary most full replacements fall somewhere around:

$6,000 – $15,000+

Factors that affect cost include:

• square footage

• number of bathrooms

• accessibility of plumbing

• drywall repair after installation

While it’s not a small project, it’s often manageable — and many homeowners complete it in a day or two with experienced plumbers.

Why Sellers Often Replace It Before Listing

Many homeowners hope buyers won’t notice Poly-B.

In reality, it’s almost always discovered.

When sellers replace it before listing, it can create several advantages.

Stronger Buyer Confidence

Buyers feel more comfortable making offers when they know a major system has already been updated.

Smoother Negotiations

Instead of lengthy inspection discussions, buyers can focus on the home itself.

Easier Insurance for Buyers

When the plumbing has already been replaced, buyers typically have no issues securing insurance.

Better Marketing

Instead of being a concern, it becomes a feature.

“Poly-B replaced” is something buyers actually appreciate seeing in a listing.

What Sellers Should Consider Before Going to Market

If your home has Poly-B plumbing, there are a few ways to approach it.

Replace It Before Listing

This is usually the cleanest option and removes it from the negotiation entirely.

Price the Home With It in Mind

Some sellers choose to price the home slightly lower and allow buyers to deal with it later.

Be Transparent

Open communication and disclosure help avoid surprises during the inspection.

The Bottom Line

Poly-B plumbing has become one of the most common issues that surfaces during home sales — not because every system fails, but because buyers, inspectors, and insurers treat it as a potential risk.

For sellers, understanding it early can make a big difference.

Addressing it before listing often leads to smoother negotiations, stronger buyer confidence, and fewer surprises once the inspection happens.

And when you’re selling a home, fewer surprises is always a goo

My 3 Takeaways From February’s Calgary Market

• Detached homes are still in short supply, especially under $700,000.
• Condos currently offer buyers more choice as inventory continues to rise.
• Overall Calgary remains balanced, but every property type is behaving a little differently right now.

If you're wondering what these trends mean for your home or neighbourhood, feel free to reach out anytime — I always love talking real estate.

Every month I like to break down what’s happening in Calgary’s real estate market so buyers and sellers can understand what the numbers actually mean in real life.

February showed that Calgary continues to have different market conditions depending on the type of home. Detached and semi-detached homes remain fairly tight on supply, while apartment-style condominiums are seeing higher inventory levels and giving buyers more choice.

Overall, the city’s housing market is currently sitting in balanced territory, with roughly three months of supply and a sales-to-new-listings ratio of 55%.

In February there were 1,526 homes sold across Calgary, which is about 11% lower than the same time last year, largely due to slower activity in the condo and row-home segments.

Inventory across the city rose to 4,822 homes available for sale, with condominiums and row homes making up more than half of the available listings.

The benchmark price for all residential properties in Calgary is now $560,500, which is 1% higher than January, but still 4% lower than this time last year.

Let’s take a closer look at what’s happening in each segment of the market.

Detached Homes

Detached homes remain one of the tighter segments of the Calgary market, particularly for homes priced below $700,000, where supply continues to be limited.

In February there were 736 detached home sales and 1,269 new listings, bringing the months of supply to just under three months, which is considered a balanced market.

Conditions vary across the city, however.

The West district currently has the tightest conditions, with less than two months of supply, while the North East district is seeing higher inventory levels, which has prevented price growth in that area.

The benchmark price for a detached home in Calgary is $734,300, which is just over 1% higher than January, but still 3% lower than February of last year.

The City Centre and West districts were the only areas to see both monthly and year-over-year price increases.

Semi-Detached Homes

Semi-detached homes experienced tighter conditions in February, with supply levels dropping to the lowest of all property types.

There were 175 sales and 253 new listings, pushing the sales-to-new-listings ratio to 69% and reducing the months of supply to 2.4 months.

Because supply is tighter in this segment, prices have started to show modest gains.

The benchmark price for a semi-detached home reached $682,200, which is over 2% higher than January and roughly in line with prices from this time last year.

Price trends varied by district. Areas like the City Centre, North West, and West saw price growth, while some other districts experienced slight year-over-year declines.

Row Homes

The row-home market saw a pickup in activity in February.

Sales increased to 270 homes, while 491 new listings came onto the market. This helped bring the sales-to-new-listings ratio to 55%, which is generally considered balanced market conditions.

While inventory levels increased, stronger sales helped reduce the months of supply from over four months in January to just over three months in February.

The benchmark price for row homes rose to $423,600 in February, which aligns with typical seasonal price increases early in the year.

However, prices are still about 5% lower than February 2025, with noticeable differences across the city. The North East and East districts saw the largest price declines, while the West and City Centre areas remain closer to last year’s pricing levels.

Apartment Condominiums

The condo market continues to offer the most options for buyers.

Even though new listings slowed slightly in February, there were still 753 new listings and 345 sales, keeping the sales-to-new-listings ratio relatively low at 46%.

Inventory rose to 1,580 condo units available for sale, which pushed the months of supply to well over four months.

This higher level of supply is continuing to put pressure on prices.

The benchmark price for an apartment-style condominium dropped to $298,600, which is about 1% lower than January and more than 9% lower than February of last year.

Supply levels also vary significantly depending on location. Some areas like the North East currently have over 11 months of supply, while the South district is closer to four months.

Across the city, the North East, East, and South East districts have seen the largest year-over-year price declines, with drops exceeding 10%.

Regional Market Snapshot

Airdrie

Airdrie saw 122 sales and 236 new listings in February, bringing the sales-to-new-listings ratio to 52%.

Inventory levels increased slightly compared to both last month and last year, but the market remains relatively balanced with just over three months of supply.

The benchmark price in Airdrie is $512,200, which is similar to January but still 5% lower than this time last year.

Part of this adjustment is due to increased competition from new home construction and growing supply in surrounding communities.

Cochrane

Cochrane experienced steady activity in February with 91 sales and 154 new listings, resulting in a sales-to-new-listings ratio of 59%.

Inventory levels remained fairly stable, and the market is now sitting in balanced territory with around three months of supply.

The benchmark price in Cochrane reached $553,500, slightly higher than January, but still about 3% lower than last February.

Okotoks

Okotoks continues to have relatively tight market conditions.

While new listings increased in February, sales slowed slightly, allowing inventory to rise modestly. Even so, the market still has less than three months of supply, which keeps conditions fairly competitive.

The benchmark price in Okotoks reached $612,300, which is 2% higher than January and similar to prices seen this time last year.

Lindsay’s Take

What we’re seeing right now is a very segmented market in Calgary.

Lower-density homes like detached and semi-detached properties are still seeing tighter supply, particularly in more desirable areas and price ranges.

At the same time, condominiums are experiencing higher inventory levels, giving buyers more negotiating power and more options to choose from.

For sellers, presentation and pricing strategy are becoming increasingly important in today’s market. And for buyers, the opportunities will vary depending on the property type and location.

If you’re curious about what these trends mean for your specific home or neighbourhood, I’m always happy to chat.

Lindsay Winship
Winship & Associates | Royal LePage Solutions