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Plumbing in Apalachicola: warm winters spare most pipes, but; 34% of homes in Franklin County were built before 1980, when galvanized and older pipes were common; flash floods here can back up drains.
In Franklin County, July highs average about 91°F and January lows about 42°F, with roughly 56 inches of rain a year. That much heat keeps air conditioners running hard for months, so a yearly tune-up pays off.
Over the last 10 years the National Weather Service recorded damaging thunderstorm winds, flash floods and tornadoes in Franklin County, with hail up to 1.75 inches across. After a storm, a quick roof and gutter check catches damage before it turns into a leak.
The typical home in Franklin County was built around 1989, about 37 years ago, and 34% were built before 1980.
Florida Building Code, 8th Edition (2023). Florida writes its own statewide building code, updated every three years, with strong wind-load rules for roofs, windows and doors.
Franklin County has had 34 federal disaster declarations in the last 25 years, most often for hurricanes; the latest was Hurricane Isaias (2026).
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Leaks under sinks, water-heater failures and slow drains are the usual calls; a yearly look at the water heater and shut-offs prevents most surprises.
Galvanized steel and polybutylene pipes are past their life in most homes — low pressure, rusty water or repeated leaks are the signs.
Yes if water is spreading or near electrics — turn off the main and choose Emergency when you book; we call you at the first opening.
These are Franklin County figures — more about homes in Carrabelle.
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