Your Home – How Long Will it Last? When you are considering buying your dream house there are many items in a house that will eventually require replacement. The Barrie Home Inspector has put together a list of components and systems that you can expect to replace at some time in the life span of your home. Some of the areas we will be dealing with are your roof, heating and air conditioning, hot water tanks, siding or cladding, plumbing supply lines and doors and windows.
Gas furnaces will typically last 20 to 25 years with only minor repairs being required. Most furnaces are replaced after the heat exchanger fails and even if still under warranty the labour costs would be prohibitive. The flame sensor is the most common failure and a gas furnace can vary from $100.00 to $200.00, so it pays to shop around. The initial cost of a new gas furnace can range from $900.00 to $14,00.00 with installation being extra.
Oil furnaces have a life expectancy of 20 years based on results used in 2010. Also with the oil furnace you need an oil storage tank. The storage tank should be a listed ULC rated tank which is good for 10 years from date on listing tag. After ten years your oil supplier will have to visually inspect your tank before delivering oil.
Central Air Conditioning
Units can last anywhere from 15 to 20 years. Some models will last longer and most experts will tell you to just run them until they stop. Having a working 25 year old central air conditioner is not un-common. Roofs with Fiberglass shingles can expect to last around Below is a list of items in the home and the Life Expectancy or the individual items.
Roofs
The most common type of roofing material is fiberglass shingles. The builders grade of shingle usually will last between 18 and 20 years. The south side of roof gets more sunlight and will start deteriorating first. Whenever you see your shingles starting to curl it is time to start thinking about replacing your shingles. Ensure your roofers quote will include things like, installing a starter strip, whether of not he will be replacing any valley or flashing material and will he be putting new flashing on plumbing vents etc.
Plumbing
Some insurance companies will not insure home with galvanized plumbing as it is not used anymore and it will have exceeded its predictable life span. The common life expectancy of galvanized steel is 20 to 50 years. Copper is rated to last over 50 years and was the most common type of plumbing material used replacing galvanized steel. Pex plumbing is thought to be able to be used for well over 50 plus years as there is not hard data available as yet. Polybutylene piping—a gray, plastic plumbing material used from the 1970s through the 1990s—is extremely prone to breakage.
Hot Water Tanks – The consensus on the life expectancy on water heaters seems to depend on some variables, such as; how hard your water is, do you drain tank periodically, and the hotter the water the shorter the life span. 8 to 12 years seems to be the average life span.
Exterior Cladding
Fiber-cement, wood, and aluminum siding have a 50 year life expectancy, but life expectancy for wood is contingent on painting. Vinyl has a 25 year expected life, however, it may be replaced earlier because it tends to look less presentable over time due to fading and cannot be painted. Fiber-cement board has twice the life span of vinyl. Wood composite products have the shortest useful life span – around 10 to 30 years.
Doors & Windows
Aluminum windows are expected to last between 15 and 20 years while wooden
windows should last upwards of 30 years. Newer PVC windows have a life expectancy from 8 to 30 years. Quality of manufacturing will vary and items like using Argon gas for thermal units can greatly extend life of window. Some exterior doors now come with a lifetime guarantee but don’t expect to find that door installed by a subdivision builder.
Below is a chart of the life expectancy of most household items:
Life Expectancy of Household Components | |
Appliances | Life in years |
Compactors | 10 |
Dishwashers | 10 |
Dryers | 14 |
Disposal | 10 |
Freezers, compact | 12 |
Freezers, standard | 16 |
Microwave ovens | 11 |
Electric ranges | 17 |
Gas ranges | 19 |
Gas ovens | 14 |
Refrigerators, compact | 14 |
Refrigerators, standard | 17 |
Washers, automatic and compact | 13 |
Exhaust fans | 20 |
Source: Appliance Statistical Review, April 1990 | |
Bathrooms | Life in years |
Cast iron bathtubs | 50 |
Fiberglass bathtub and showers | 10-15 |
Shower doors, average quality | 25 |
Toilets | 50 |
Sources: Neil Kelly Designers, Thompson House of Kitchens and Bath | |
Cabinetry | Life in years |
Kitchen cabinets | 15-20 |
Medicine cabinets and bath vanities | 20 |
Sources: Kitchen Cabinet Manufacturers Association, Neil Kelly Designers | |
Closet systems | Life in years |
Closet shelves | Lifetime |
Countertops | Life in years |
Laminate | 10-15 |
Ceramic tile, high-grade installation | Lifetime |
Wood/butcher block | 20+ |
Granite | 20+ |
Sources: AFPAssociates of Western Plastics, Ceramic Tile Institute of America | |
Doors | Life in years |
Screen | 25-50 |
Interior, hollow core | Less than 30 |
Interior, solid core | 30-lifetime |
Exterior, protected overhang | 80-100 |
Exterior, unprotected and exposed | 25-30 |
Folding | 30-lifetime |
Garage doors | 20-50 |
Garage door opener | 10 |
Sources: Wayne Dalton Corporation, National Wood Window and Door Association, Raynor Garage Doors | |
Electrical | Life in years |
Copper wiring, copper plated, copper clad aluminum, and bare copper | 100+ |
Armored cable (BX) | Lifetime |
Conduit | Lifetime |
Source: Jesse Aronstein, Engineering Consultant | |
Finishes used for waterproofing | Life in years |
Paint, plaster, and stucco | 3-5 |
Sealer, silicone, and waxes | 1-5 |
Source: Brick Institute of America Floors | |
Floors | Life in years |
Oak or pine | Lifetime |
Slate flagstone | Lifetime |
Vinyl sheet or tile | 20-30 |
Terrazzo | Lifetime |
Carpeting (depends on installation, amount of traffic, and quality of carpet) | 11 |
Marble (depends on installation, thickness of marble, and amount of traffic) | Lifetime+ |
Sources: Carpet and Rug Institute, Congoleum Corporation, Hardwood Plywood Manufacturers Association, Marble Institute, National Terrazzo and Mosaic Association, National Wood Flooring Association, Resilient Floor Covering Institute | |
Footings and foundation | Life in years |
Poured footings and foundations | 200 |
Concrete block | 100 |
Cement | 50 |
Waterproofing, bituminous coating | 10 |
Termite proofing (may have shorter life in damp climates) | 5 |
Source: WR Grace and Company | |
Heating, ventilation and air conditioning (HVAC) | Life in years |
Central air conditioning unit (newer units should last longer) | 15 |
Window unit | 10 |
Air conditioner compressor | 15 |
Humidifier | 8 |
Electric water heater | 14 |
Gas water heater (depends on type of water heater lining and quality of water) | 11-13 |
Forced air furnaces, heat pump | 15 |
Rooftop air conditioners | 15 |
Boilers, hot water or steam (depends on quality of water) | 30 |
Furnaces, gas- or oil-fired | 18 |
Unit heaters, gas or electric | 13 |
Radiant heaters, electric | 10 |
Radiant heaters, hot water or steam | 25 |
Baseboard systems | 20 |
Diffusers, grilles, and registers | 27 |
Induction and fan coil units | 20 |
Dampers | 20 |
Centrifugal fans | 25 |
Axial fans | 20 |
Ventilating roof-mounted fans | 20 |
DX, water, and steam coils | 20 |
Electric coils | 15 |
Heat Exchangers, shell-and-tube | 24 |
Molded insulation | 20 |
Pumps, sump and well | 10 |
Burners | 21 |
Sources: Air Conditioning and Refrigeration Institute, Air Conditioning, Heating, and Refrigeration News, Air Movement and Control Association, American Gas Association, American Society of Gas Engineers, American Society of Heating, Refrigeration and Air-Conditioning Engineers, Inc., Safe Aire Incorporated | |
Home security appliances | Life in years |
Intrusion systems | 14 |
Smoke detectors | 12 |
Smoke/fire/intrusion systems | 10 |
Insulation | Life in years |
For foundations, roofs, ceilings, walls, and floors | Lifetime |
Sources: Insulation Contractors Association of America, North American Insulation Manufacturers Association | |
Landscaping | Life in years |
Wooden decks | 15 |
Brick and concrete patios | 24 |
Tennis courts | 10 |
Concrete walks | 24 |
Gravel walks | 4 |
Asphalt driveways | 10 |
Swimming pools | 18 |
Sprinkler systems | 12 |
Fences | 12 |
Sources: Associated Landscape Contractors of America, Irrigation Association | |
Masonry | Life in years |
Chimney, fireplace, and brick veneer | Lifetime |
Brick and stone walls | 100+ |
Stucco | Lifetime |
Sources: Brick Institute of America, Architectural Components, National Association of Brick Distributors, National Stone Association | |
Millwork | Life in years |
Stairs, trim | 50-100 |
Disappearing stairs | 30-40 |
Paints and stains | Life in years |
Exterior paint on wood, brick, and aluminum | 7-10 |
Interior wall paint (depends on the acrylic content) | 5-10 |
Interior trim and door paint | 5-10 |
Wallpaper | 7 |
Sources: Finnaren and Haley, Glidden Company, The Wall Paper | |
Plumbing | Life in years |
Waste piping, cast iron | 75-100 |
Sinks, enamel steel | 5-10 |
Sinks, enamel cast iron | 25-30 |
Sinks, china | 25-30 |
Faucets, low quality | 13-15 |
Faucets, high quality | 15-20 |
Sources: American Concrete Pipe Association, Cast Iron Soil and Pipe Institute, Neil Kelly Designers, Thompson House of Kitchens and Baths | |
Roofing | Life in years |
Asphalt and wood shingles and shakes | 15-30 |
Tile (depends on quality of tile and climate) | 50 |
Slate (depends on grade) | 50-100 |
Sheet metal (depends on gauge of metal and quality of fastening and application) | 20-50+ |
Built-up roofing, asphalt | 12-25 |
Built-up roofing, coal and tar | 12-30 |
Asphalt composition shingle | 15-30 |
Asphalt overlag | 25-35 |
Source: National Roofing Contractors Association | |
Rough structure | Life in years |
Basement floor systems | Lifetime |
Framing, exterior and interior walls | Lifetime |
Source: NAHB Research Foundation | |
Shutters | Life in years |
Wood, interior | Lifetime |
Wood, exterior (depends on weather conditions) | 4-5 |
Vinyl plastic, exterior | 7-8 |
Aluminum, interior | 35-50 |
Aluminum, exterior | 3-5 |
Sources: A.C. Shutters, Inc., Alcoa Building Products, American Heritage Shutters | |
Siding | Life in years |
Gutters and downspouts | 30 |
Siding, wood (depends on maintenance) | 10-100 |
Siding, steel | 50-Lifetime |
Siding, aluminum | 20-50 |
Siding, vinyl | 50 |
Sources: Alcoa Building Products, Alside, Inc., Vinyl Siding Institute | |
Walls and window treatments | Life in years |
Drywall and plaster | 30-70 |
Ceramic tile, high grade installation | Lifetime |
Sources: Association of Wall and Ceiling Industries International, Ceramic Tile Institute of America | |
Windows | Life in years |
Window glazing | 20 |
Wood casement | 20-50 |
Aluminum and vinyl casement | 20-30 |
Screen | 25-50 |
Sources: Best Built Products, Optimum Window Manufacturing, Safety Glazing Certification Council, Screen Manufacturers Association |