InterNACHI's Standard Estimated Life Expectancy Chart
for Homes
Consumers and
inspectors and other professionals advising their clients should note that
these life expectancies have been determined through research and testing based
on regular recommended maintenance and conditions of normal wear and tear, and
not extreme weather (or other) conditions, neglect, over-use or abuse.
Therefore, they should be used as guidelines only, and not relied upon as
guarantees or warranties.
***********************************************************************
Surface preparation
and paint quality are the most important determinants of a paint's life
expectancy. Ultraviolet (UV) rays via sunshine can shorten life
expectancy. Additionally, conditions of high humidity indoors or outdoors
can affect the lifespan of these components, which is why they should be
inspected and maintained seasonally.
|
ADHESIVES, CAULK & PAINTS
|
YEARS
|
|
Caulking (interior & exterior)
|
5 to 10
|
|
Construction Glue
|
20+
|
|
Paint (exterior)
|
7 to 10
|
|
Paint (interior)
|
10 to 15
|
|
Roofing Adhesives/Cements
|
15+
|
|
Sealants
|
8
|
|
Stains
|
3 to 8
|
Appliance life
expectancy depends to a great extent on the use it receives. Furthermore,
consumers often replace appliances long before they become worn out due to
changes in styling, technology and consumer preferences.
|
APPLIANCES
|
YEARS
|
|
Air Conditioner (window)
|
5 to 7
|
|
Compactor (trash)
|
6
|
|
Dehumidifier
|
8
|
|
Dishwasher
|
9
|
|
Disposal (food waste)
|
12
|
|
Dryer Vent (plastic)
|
5
|
|
Dryer Vent (steel)
|
20
|
|
Dryer (clothes)
|
13
|
|
Exhaust Fans
|
10
|
|
Freezer
|
10 to 20
|
|
Gas Oven
|
10 to 18
|
|
Hand Dryer
|
10 to 12
|
|
Humidifier (portable)
|
8
|
|
Microwave Oven
|
9
|
|
Range/Oven Hood
|
14
|
|
Electric Range
|
13 to 15
|
|
Gas Range
|
15 to 17
|
|
Refrigerator
|
9 to 13
|
|
Swamp Cooler
|
5 to 15
|
|
Washing Machine
|
5 to 15
|
|
Whole-House Vacuum System
|
20
|
Modern kitchens today
are larger and more elaborate. Together with the family room, they
now form the “great room.”
|
CABINETRY & STORAGE
|
YEARS
|
|
Bathroom Cabinets
|
50+
|
|
Closet Shelves
|
100+
|
|
Entertainment Center/Home Office
|
10
|
|
Garage/Laundry Cabinets
|
70+
|
|
Kitchen Cabinets
|
50
|
|
Medicine Cabinet
|
25+
|
|
Modular (stock manufacturing-type)
|
50
|
Walls and ceilings
last the full lifespan of the home.
|
CEILINGS & WALLS
|
YEARS
|
|
Acoustical Tile Ceiling
|
40+ (older than 25 years may
contain asbestos)
|
|
Ceramic Tile
|
70+
|
|
Concrete
|
75+
|
|
Gypsum
|
75
|
|
Wood Paneling
|
20 to 50
|
|
Suspended Ceiling
|
25+
|
Natural stone
countertops, which are less expensive than they were just a few years ago, are
becoming more popular, and one can expect them to last a lifetime. Cultured
marble countertops have a shorter life expectancy, however.
|
COUNTERTOPS
|
YEARS
|
|
Concrete
|
50
|
|
Cultured Marble
|
20
|
|
Natural Stone
|
100+
|
|
Laminate
|
20 to 30
|
|
Resin
|
10+
|
|
Tile
|
100+
|
|
Wood
|
100+
|
Decks are exposed to a
wide range of conditions in different climates, from wind and hail in some
areas, to relatively consistent, dry weather in others. See FASTENERS &
STEEL section for fasteners.
|
DECKS
|
YEARS
|
|
Deck Planks
|
15
|
|
Composite
|
8 to 25
|
|
Structural Wood
|
10 to 30
|
Exterior fiberglass,
steel and wood doors will last as long as the house, while vinyl and screen
doors have a shorter life expectancy. The gaskets/weatherstripping of exterior
doors may have to be replaced every 5 to 8 years.
|
DOORS
|
YEARS
|
|
Closet (interior)
|
100+
|
|
Fiberglass (exterior)
|
100+
|
|
Fire-Rated Steel (exterior)
|
100+
|
|
French (interior)
|
30 to 50
|
|
Screen (exterior)
|
30
|
|
Sliding Glass/Patio (exterior)
|
20 (for roller wheel/track
repair/replacement)
|
|
Vinyl (exterior)
|
20
|
|
Wood (exterior)
|
100+
|
|
Wood (hollow-core interior)
|
20 to 30
|
|
Wood (solid-core interior)
|
30 to 100+
|
Copper-plated wiring,
copper-clad aluminum, and bare copper wiring are expected to last a lifetime,
whereas electrical accessories and lighting controls, such as dimmer switches,
may need to be replaced after 10 years. GFCIs could last 30 years, but
much less if tripped regularly.
Remember that faulty,
damaged or overloaded electrical circuits or equipment are the leading cause of
house fires, so they should be inspected regularly and repaired or updated as
needed.
|
ELECTRICAL
|
YEARS
|
|
Accessories
|
10+
|
|
Arc-Fault Circuit Interrupters
(AFCIs)
|
30
|
|
Bare Copper
|
100+
|
|
Bulbs (compact fluorescent)
|
8,000 to 10,000+ hours
|
|
Bulbs (halogen)
|
4,000 to 8,000+ hours
|
|
Bulbs (incandescent)
|
1,000 to 2,000+ hours
|
|
Bulbs (LED)
|
30,000 to 50,000+ hours
|
|
Copper-Clad Aluminum
|
100+
|
|
Copper-Plated
|
100+
|
|
Fixtures
|
40
|
|
Ground-Fault Circuit Interrupters
(GFCIs)
|
up to 30
|
|
Lighting Controls
|
30+
|
|
Residential Propane Backup
Generators
|
12
|
|
Service Panel
|
60
|
|
Solar Panels
|
20 to 30
|
|
Solar System Batteries
|
3 to 12
|
|
Wind Turbine Generators
|
20
|
Floor and roof trusses
and laminated strand lumber are durable household components, and engineered
trim may last 30 years.
|
ENGINEERED LUMBER
|
YEARS
|
|
Engineered Joists
|
80+
|
|
Laminated Strand Lumber
|
100+
|
|
Laminated Veneer Lumber
|
80+
|
|
Trusses
|
100+
|
Fastener manufacturers
do not give lifespans for their products because they vary too much based on
where the fasteners are installed in a home, the materials in which they're
installed, and the local climate and environment. However, inspectors can
use the guidelines below to make educated judgments about the materials they
inspect.
|
FASTENERS, CONNECTORS & STEEL
|
YEARS
|
|
Adjustable Steel Columns
|
50+
|
|
Fasteners (bright)
|
25 to 60
|
|
Fasteners (copper)
|
65 to 80+
|
|
Fasteners (galvanized)
|
10+
|
|
Fasteners (electro-galvanized)
|
15 to 45
|
|
Fasteners (hot-dipped galvanized)
|
35 to 60
|
|
Fasteners (stainless)
|
65 to 100+
|
|
Steel Beams
|
200+
|
|
Steel Columns
|
100+
|
|
Steel Plates
|
100+
|
Flooring life is
dependent on maintenance and the amount of foot traffic the floor endures.
|
FLOORING
|
YEARS
|
|
All Wood Floors
|
100+
|
|
Bamboo
|
100+
|
|
Brick Pavers
|
100+
|
|
Carpet
|
8 to 10
|
|
Concrete
|
50+
|
|
Engineered Wood
|
50+
|
|
Exotic Wood
|
100+
|
|
Granite
|
100+
|
|
Laminate
|
15 to 25
|
|
Linoleum
|
25
|
|
Marble
|
100+
|
|
Other Domestic Wood
|
100+
|
|
Slate
|
100
|
|
Terrazzo
|
75+
|
|
Tile
|
75 to 100
|
|
Vinyl
|
25
|
Concrete and
poured-block footings and foundations will last a lifetime, assuming they were
properly built. Waterproofing with bituminous coating lasts 10 years, but
if it cracks, it is immediately damaged.
|
FOUNDATIONS
|
YEARS
|
|
Baseboard Waterproofing System
|
50
|
|
Bituminous-Coating Waterproofing
|
10
|
|
Concrete Block
|
100+
|
|
Insulated Concrete Forms (ICFs)
|
100
|
|
Post and Pier
|
20 to 65
|
|
Post and Tensioned Slab on Grade
|
100+
|
|
Poured-Concrete Footings and
Foundation
|
100+
|
|
Slab on Grade (concrete)
|
100
|
|
Wood Foundation
|
5 to 40
|
|
Permanent Wood Foundation (PWF;
treated)
|
75
|
Framing and structural
systems have extended longevities; poured-concrete systems, timber frame houses
and structural insulated panels will all last a lifetime.
|
FRAMING
|
YEARS
|
|
Log
|
80 to 200
|
|
Poured-Concrete Systems
|
100+
|
|
Steel
|
100+
|
|
Structural Insulated Panels (SIPs)
|
100+
|
|
Timber Frame
|
100+
|
The quality and
frequency of use will affect the longevity of garage doors and openers.
|
GARAGES
|
YEARS
|
|
Garage Doors
|
20 to 25
|
|
Garage Door Openers
|
10 to 15
|
Home technology
systems have diverse life expectancies and may have to be upgraded due to
evolution in technology.
|
HOME TECHNOLOGY
|
YEARS
|
|
Built-In Audio
|
20
|
|
Carbon Monoxide Detectors*
|
5
|
|
Door Bells
|
45
|
|
Home Automation System
|
5 to 50
|
|
Intercoms
|
20
|
|
Security System
|
5 to 20
|
|
Smoke/Heat Detectors*
|
less than 10
|
|
Wireless Home Networks
|
5+
|
* Batteries should be
changed at least annually.
Thermostats may last
35 years but they are usually replaced before they fail due to technological
improvements.
|
HVAC
|
YEARS
|
|
Air Conditioner (central)
|
7 to 15
|
|
Air Exchanger
|
15
|
|
Attic Fan
|
15 to 25
|
|
Boiler
|
40
|
|
Burner
|
10+
|
|
Ceiling Fan
|
5 to 10
|
|
Condenser
|
8 to 20
|
|
Dampers
|
20+
|
|
Dehumidifier
|
8
|
|
Diffusers, Grilles and Registers
|
25
|
|
Ducting
|
60 to 100
|
|
Electric Radiant Heater
|
40
|
|
Evaporator Cooler
|
15 to 25
|
|
Furnace
|
15 to 25
|
|
Gas Fireplace
|
15 to 25
|
|
Heat Exchanger
|
10 to 15
|
|
Heat Pump
|
10 to 15
|
|
Heat-Recovery Ventilator
|
20
|
|
Hot-Water and Steam-Radiant Boiler
|
40
|
|
Humidifier
|
12
|
|
Induction and Fan-Coil Units
|
10 to 15
|
|
Chimney Cap (concrete)
|
100+
|
|
Chimney Cap (metal)
|
10 to 20
|
|
Chimney Cap (mortar)
|
15
|
|
Chimney Flue Tile
|
40 to 120
|
|
Thermostats
|
35
|
|
Ventilator
|
7
|
As long as they are
not punctured, cut or burned and are kept dry and away from UV rays, cellulose,
fiberglass and foam insulation materials will last a lifetime. This is true
regardless of whether they were installed as loose-fill, housewrap or batts/rolls.
|
INSULATION & INFILTRATION
BARRIERS
|
YEARS
|
|
Batts/Rolls
|
100+
|
|
Black Paper (felt paper)
|
15 to 30
|
|
Cellulose
|
100+
|
|
Fiberglass
|
100+
|
|
Foamboard
|
100+
|
|
Housewrap
|
80+
|
|
Liquid-Applied Membrane
|
50
|
|
Loose-Fill
|
100+
|
|
Rock Wool
|
100+
|
|
Wrap Tape
|
80+
|
Masonry is one of the
most enduring household components. Fireplaces, chimneys and brick veneers can
last the lifetime of a home.
|
MASONRY & CONCRETE
|
YEARS
|
|
Brick
|
100+
|
|
Insulated Concrete Forms (hybrid
block)
|
100+
|
|
Concrete Masonry Units (CMUs)
|
100+
|
|
Man-Made Stone
|
25
|
|
Masonry Sealant
|
2 to 20
|
|
Stone
|
100+
|
|
Stucco/EIFS
|
50+
|
|
Veneer
|
100+
|
Custom millwork and
stair parts will last a lifetime and are typically only upgraded for aesthetic
reasons.
|
MOLDING, MILLWORK & TRIM
|
YEARS
|
|
Attic Stairs (pull-down)
|
50
|
|
Custom Millwork
|
100+
|
|
Pre-Built Stairs
|
100+
|
|
Stair Parts
|
100+
|
|
Stairs
|
100+
|
The lifetime of any
wood product depends heavily on moisture intrusion.
|
PANELS
|
YEARS
|
|
Flooring Underlayment
|
25
|
|
Hardboard
|
40
|
|
Particleboard
|
60
|
|
Plywood
|
100
|
|
Softwood
|
30
|
|
Oriented Strand Board (OSB)
|
60
|
|
Wall Panels
|
100+
|
The quality of
plumbing fixtures varies dramatically. The mineral content of water can
shorten the life expectancy of water heaters and clog showerheads. Also,
some finishes may require special maintenance with approved cleaning agents per
the manufacturers in order to last their expected service lives.
|
PLUMBING, FIXTURES & FAUCETS
|
YEARS
|
|
ABS and PVC Waste Pipe
|
50 to 80
|
|
Accessible/ADA Handles
|
100+
|
|
Acrylic Kitchen Sink
|
50
|
|
Cast-Iron Bathtub
|
100
|
|
Cast-Iron Waste Pipe (above
ground)
|
60
|
|
Cast-Iron Waste Pipe (below
ground)
|
50 to 60
|
|
Concrete Waste Pipe
|
100+
|
|
Copper Water Lines
|
70
|
|
Enameled Steel Kitchen Sink
|
5 to 10+
|
|
Faucets and Spray Hose
|
15 to 20
|
|
Fiberglass Bathtub and Shower
|
20
|
|
Gas Lines (black steel)
|
75
|
|
Gas Lines (flex)
|
30
|
|
Hose Bibs
|
20 to 30
|
|
Instant (on-demand) Water Heater
|
10
|
|
PEX
|
40
|
|
Plastic Water Lines
|
75
|
|
Saunas/Steam Room
|
15 to 20
|
|
Sewer Grinder Pump
|
10
|
|
Shower Enclosure/Module
|
50
|
|
Shower Doors
|
20
|
|
Showerheads
|
100+ (if not clogged by
mineral/other deposits)
|
|
Soapstone Kitchen Sink
|
100+
|
|
Sump Pump
|
7
|
|
Toilet Tank Components
|
5
|
|
Toilets, Bidets and Urinals
|
100+
|
|
Vent Fan (ceiling)
|
5 to 10
|
|
Vessel Sink (stone, glass,
porcelain, copper)
|
5 to 20+
|
|
Water Heater (conventional)
|
6 to 12
|
|
Water Line (copper)
|
50
|
|
Water Line (plastic)
|
50
|
|
Well Pump
|
15
|
|
Water Softener
|
20
|
|
Whirlpool Tub
|
20 to 50
|
Radon systems have but
one moving part: the radon fan.
|
RADON SYSTEMS
|
YEARS
|
|
Air Exchanger
|
15
|
|
Barometric Backdraft
Damper/Fresh-Air Intake
|
20
|
|
Caulking
|
5 to 10
|
|
Labeling
|
25
|
|
Manometer
|
15
|
|
Piping
|
50+
|
|
Radon Fan
|
5 to 8
|
The life of a roof
depends on local weather conditions, building and design, material quality, and
adequate maintenance. Hot climates drastically reduce asphalt shingle
life. Roofs in areas that experience severe weather, such as hail, tornadoes
and/or hurricanes may also experience a shorter-than-normal lifespan overall or
may incur isolated damage that requires repair in order to ensure the service
life of the surrounding roofing materials.
|
ROOFING
|
YEARS
|
|
Aluminum Coating
|
3 to 7
|
|
Asphalt Shingles (3-tab)
|
20
|
|
Asphalt (architectural)
|
30
|
|
BUR (built-up roofing)
|
30
|
|
Clay/Concrete
|
100+
|
|
Coal and Tar
|
30
|
|
Copper
|
70+
|
|
EPDM (ethylene propylene diene
monomer) Rubber
|
15 to 25
|
|
Fiber Cement
|
25
|
|
Green (vegetation-covered)
|
5 to 40
|
|
Metal
|
40 to 80
|
|
Modified Bitumen
|
20
|
|
Simulated Slate
|
10 to 35
|
|
Slate
|
60 to 150
|
|
TPO
|
7 to 20
|
|
Wood
|
25
|
Outside siding
materials typically last a lifetime. Some exterior components may require
protection through appropriate paints or sealants, as well as regular
maintenance. Also, while well-maintained and undamaged flashing can last
a long time, it is their connections that tend to fail, so seasonal inspection
and maintenance are strongly recommended.
|
SIDINGS, FLASHING &
ACCESSORIES
|
YEARS
|
|
Aluminum Siding
|
25 to 40+
|
|
Aluminum Gutters, Downspouts,
Soffit and Fascia
|
20 to 40+
|
|
Asbestos Shingle
|
100
|
|
Brick
|
100+
|
|
Cementitious
|
100+
|
|
Copper Downspouts
|
100
|
|
Copper Gutters
|
50+
|
|
Engineered Wood
|
100+
|
|
Fiber Cement
|
100+
|
|
Galvanized Steel
Gutters/Downspouts
|
20
|
|
Manufactured Stone
|
100+
|
|
Stone
|
100+
|
|
Stucco/EIFS
|
50+
|
|
Trim
|
25
|
|
Vinyl Siding
|
60
|
|
Vinyl Gutters and Downspouts
|
25+
|
|
Wood/Exterior Shutters
|
20
|
Site and landscaping
elements have life expectancies that vary dramatically.
|
SITE & LANDSCAPING
|
YEARS
|
|
American Red Clay
|
100+
|
|
Asphalt Driveway
|
15 to 20
|
|
Brick and Concrete Patio
|
15 to 25
|
|
Clay Paving
|
100+
|
|
Concrete Walks
|
40 to 50
|
|
Controllers
|
15
|
|
Gravel Walks
|
4 to 6
|
|
Mulch
|
1 to 2
|
|
Polyvinyl Fencing
|
100+
|
|
Sprinkler Heads
|
10 to 14
|
|
Underground PVC Piping
|
60+
|
|
Valves
|
20
|
|
Wood Chips
|
1 to 5
|
|
Wood Fencing
|
20
|
Swimming pools are
composed of many systems and components, all with varying life expectancies.
|
SWIMMING POOLS
|
YEARS
|
|
Concrete Shell
|
25+
|
|
Cover
|
7
|
|
Diving Board
|
10
|
|
Filter and Pump
|
10
|
|
Interior Finish
|
10 to 35
|
|
Vinyl Liner
|
10
|
|
Pool Water Heater
|
8
|
|
Waterline Tile
|
15+
|
Aluminum windows are
expected to last between 15 and 20 years, while wooden windows should last
nearly 30 years.
|
WINDOWS
|
YEARS
|
|
Aluminum/Aluminum-Clad
|
15 to 20
|
|
Double-Pane
|
8 to 20
|
|
Skylights
|
10 to 20
|
|
Window Glazing
|
10+
|
|
Vinyl/Fiberglass Windows
|
20 to 40
|
|
Wood
|
30+
|
Note: Life expectancy varies with usage, weather, installation, maintenance and quality of materials. This list should be used only as a general guideline and not as a guarantee or warranty regarding the performance or life expectancy of any appliance, product, system or component.
