Life Span
Houses are built to last a life-time, but certain components wear out periodically and will need to be replaced on a fairly regular time cycle. The following life cycles are not personal opinions, but are based upon the individual manufacturers suggested service-life of these components. The life-expectancy of some components may vary with the severity of the local weather, the design, the type and quality of the original components, the quality of the installation, and the level of maintenance that the component has received. Also, please remember that these components and systems are like people: some fail early in life and some last much longer than we ever thought possible.
AIR CONDITIONING
Compressors, 6-12 years
Blowers / fans, 10-15 years
Heat pump / condenser (the outside unit), 8-15 years
HEATING
Forced-Air / gas furnace, 15-20 years
Electric furnaces (heating elements may need periodic replacement), 20-25 years
Electric baseboard heaters, 10-15 years
Gas boilers (cast iron), 30-60 years
Gas boilers (steel), 20-35 years
Radiators / expansion tanks, 30-45 years
PLUMBING SYSTEMS
Hot water heaters, 10-15 years
Galvanized water supply lines (with spot replacement of some sections), 35-65 years
Copper water supply lines, 60-100 years
Plastic supply lines (PVC, CPVC, ABS, PEX), ?
Cast iron drain lines, 45-90 years
Copper drain lines, 50-100 years
Plastic drain lines (PVC, ABS), ?
Builders grade faucets, etc., 20-30 years
Builders grade tubs, toilets, sinks, etc., 35-50 years
APPLIANCES
Garbage disposal, 5-10 years
Dishwasher, 10-15 years
Gas Ranges, ovens & cook-tops, 20-35 years
Electric ranges, ovens & cook-tops, 15-25 years
Built-In microwave, 5-10 years
Trash compactor, 6-12 years
Refrigerator, 10-20 years
Humidifiers (with regular maintenance), 5-10 years
Laundry equipment (Washers/Dryers), 10-20 years
ROOFING & GUTTERING
Aluminum / galvanized gutters (if well maintained), 15-25 years
Composition shingle roof (first layer of roofing), 16-20 years
Composition shingle roof (second roof on top of existing shingles), 12-16 years
Roll roofing (composition), 6-10 years
Wood Shake Roofing, 15-20 years
Wood shingle roofing, 14-18 years
Slate roofing (depends on type of slate and quarry they came from), 45-150 years
Clay, tile, or concrete roofing, 30-50 years
Metal roofing (as long as kept from rusting), 35-70 years
INTERIOR
Paint (wall, ceiling, trim), 5-10 years
Drywall (walls & ceilings), 50-? years
Plaster (walls & ceilings), 60-90 years
Ceramic tile (wet bead), 45-80 years
Ceramic tile (mastic bead), 15-20 years
Carpeting, 10-12 years
EXTERIOR
Exterior paint, 5-10 years
Wood decks, 12-16 years
Aluminum siding, 25-40 years
Vinyl siding, 30-45 years
Hardboard / composition siding (depends on moisture entry), 15-40 years
T-111, wood or plywood, 20-40 years
Stucco (hardcoat conventional), 60+ years
WELLS / SEPTIC SYSTEMS
Well pumps, tanks, sumps, 15-25 years
Septic leaching fields (depends on factors such as regular maintenance), 10-50 years
Concrete septic tank, 20-40 years
Steel septic tank, 15-30 years