Component Service Life Expectancy
Typical life expectancies for most components found in homes are listed below. 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.
The following chart
details the predicted life expectancy of appliances, products, materials,
systems and components for homes in the state of Florida. (It may also be
applicable to states in the nearby coastal region with similar climate and
weather conditions on a typical basis.) While many components and systems
in homes located in Florida and the surrounding area have service life
expectancies that are comparable to those anywhere else in the U.S., those
items that are regularly exposed to the elements, including saltwater, wind,
sun and heat, are particularly vulnerable to premature failure compared to
items installed in homes located elsewhere. These guidelines attempt to
address those differences.
Furthermore, Florida
inspectors are subject to state requirements for reporting deficiencies based
on expected service life:
468.8323 Home inspection
report. Upon completion of each home inspection for compensation,
the home inspector shall provide a written report prepared for the client.
(1) The home inspector shall report:
(a) on those systems and
components inspected that, in the
professional opinion of the inspector, are
significantly deficient or
are near the end of their service lives;
(b) if not self-evident, a reason why the system or component reported
under paragraph (a) is significantly deficient or near
the end of its
service life.
(For a comparison of
service life expectancies in other areas of the U.S., see InterNACHI's
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 can shorten life expectancy, especially in coastal
regions that experience a lot of sunshine and heat, as well as wind-driven
rain. Additionally, conditions of high humidity indoors or outdoors can
affect the lifespan of these components, which is why they should be maintained
seasonally.
ADHESIVES,
CAULK & PAINTS |
YEARS |
Caulking
(interior) |
5
to 8 |
Caulking
(exterior) |
1
to 3 |
Construction
Glue |
10+ |
Paint
(exterior) |
5 |
Paint
(interior) |
8
to 12 |
Roofing
Adhesives/Cements |
8+ |
Sealants |
5 |
Stains |
2
to 6 |
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 (portable/window) |
5
to 7 |
Compactors
(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 are
larger and more elaborate, and together with the family room, modern kitchens
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 |
10 |
Composite |
8
to 15 |
Structural
Wood |
5
to 20 |
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) |
10 |
Sliding
Glass/Patio (exterior) |
10
(for roller wheel/track repair/replacement) |
Vinyl
(exterior) |
10 |
Wood
(exterior) |
30+ |
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 Generator |
12 |
Service
Panel |
60 |
Solar
Panels |
20
to 30 |
Solar
System Batteries |
3
to 12 |
Wind
Turbine Generator |
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 for humid and coastal environments to make educated
judgments about the materials they inspect.
FASTENERS,
CONNECTORS & STEEL |
YEARS |
Adjustable
Steel Columns |
50+ |
Fasteners
(bright) |
25
to 40 |
Fasteners
(copper) |
50
to 65 |
Fasteners
(electro-galvanized) |
10
to 30 |
Fasteners
(hot-dipped galvanized) |
15
to 60 |
Fasteners
(stainless) |
100 |
Steel
Beams |
50
to 100+ |
Steel
Columns |
100+ |
Steel
Plates |
35
to 75 |
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 |
30 |
Bituminous-Coating
Waterproofing |
6 |
Concrete
Block |
75+ |
Insulated
Concrete Forms (ICFs) |
80 |
Post
and Pier |
15
to 45 |
Post
and Tensioned Slab on Grade |
80+ |
Poured-Concrete
Footings and Foundation |
80+ |
Slab
on Grade (concrete) |
75 |
Wood
Foundation |
5
to 20 |
Permanent
Wood Foundation (PWF; treated) |
50
to 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 |
75+ |
Poured-Concrete
Systems |
80+ |
Steel |
75+ |
Structural
Insulated Panels (SIPs) |
75+ |
Timber
Frame |
80+ |
The quality and frequency
of use will affect the longevity of garage doors and openers.
GARAGES |
YEARS |
Garage
Doors |
10
to 30 |
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 |
35 |
Home
Automation System |
5
to 50 |
Intercoms |
20 |
Security
System |
5
to 20 |
Smoke/Heat
Detectors* |
less
than 10 |
Wireless
Home Networks |
5
to ? |
* 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) |
5
to 12 |
Air
Exchanger |
15 |
Attic
Fan |
15
to 25 |
Boiler |
40
(if installed) |
Burner |
10+ |
Ceiling
Fan |
5
to 10 |
Condenser |
5
to 7 (for coastal areas, or 15 to 20 inland) |
Dampers |
20+ |
Dehumidifier |
8 |
Diffusers,
Grilles and Registers |
25 |
Ducting |
60
to 100 |
Electric
Radiant Heating |
40 |
Evaporator
Cooler |
15
to 25 |
Furnace |
15
to 25 (if installed) |
Gas
Fireplace |
15
to 25 |
Handler
Coil |
1
to 3 |
Heat
Exchanger |
10
to 15 |
Heat
Pump |
10
to 15 |
Heat-Recovery
Ventilator |
20 |
Hot-Water
and Steam-Radiant Boilers |
40 |
Humidifiers |
12 |
Induction
and Fan-Coil Units |
10
to 15 |
Chimney
Cap (concrete) |
50+ |
Chimney
Cap (metal) |
8
to 10 |
Chimney
Cap (mortar) |
10+ |
Chimney
Flue Tile |
20+ |
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 the home.
MASONRY
& CONCRETE |
YEARS |
Brick |
75+ |
Insulated
Concrete Forms (hybrid block) |
75+ |
Concrete
Masonry Units (CMUs) |
75+ |
Man-Made
Stone |
15 |
Masonry
Sealant |
2
to 10 |
Stone |
75+ |
Stucco/EIFS |
25+ |
Veneer |
75+ |
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 (interior) |
100+ |
Stair
Parts (interior) |
100+ |
Stairs
(interior) |
100+ |
The lifetime of any
interior 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) |
40 |
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
Bib |
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+
(if not cracked) |
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 |
2
to 6 |
Asbestos
Shakes |
30
to 50+ |
Asphalt
Shingles (3-tab) |
10
to 12 |
Asphalt
(architectural) |
15
to 20 |
BUR
(built-up roofing) |
5
to 15 |
Clay/Concrete |
80+ |
Coal
and Tar |
18 |
Copper |
50+ |
EPDM
(ethylene propylene diene monomer) Rubber |
10
to 15 |
Fiber
Cement |
18 |
Green
(vegetation-covered) |
5
to 20 |
Metal |
17
to 20 |
Modified
Bitumen |
10 |
Simulated
Slate |
10
to 25 |
Slate |
50+ |
TPO |
10
to 12 |
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 |
20
to 35 |
Aluminum
Gutters, Downspouts, Soffit and Fascia |
15
to 35+ |
Asbestos
Shingle |
20 |
Brick |
80+ |
Cementitious |
80+ |
Copper
Downspouts |
80 |
Copper
Gutters |
40+ |
Engineered
Wood |
80+ |
Fiber
Cement |
75+ |
Galvanized
Steel Gutters/Downspouts |
15 |
Manufactured
Stone |
80+ |
Stone |
80+ |
Stucco/EIFS |
25+ |
Trim |
18 |
Vinyl
Siding |
50 |
Vinyl
Gutters and Downspouts |
20+ |
Wood/Exterior
Shutters |
15 |
Site and landscaping
elements have life expectancies that vary dramatically.
SITE
& LANDSCAPING |
YEARS |
American
Red Clay |
75+ |
Asphalt
Driveway |
10
to 15 |
Brick
and Concrete Patio |
8
to18 |
Clay
Paving |
75+ |
Concrete
Walks |
30+ |
Controllers |
12 |
Gravel
Walks |
4
to 6 |
Mulch |
1
to 2 |
Polyvinyl
Fencing |
75+ |
Sprinkler
Heads |
8
to 12 |
Underground
PVC Piping |
50+ |
Valves |
12
to 15 |
Wood
Chips |
1
to 5 |
Wood
Fencing |
10 |
Swimming pools are
comprised of many systems and components, all with varying life expectancies,
depending on their exposure to climatic and weather conditions. Also,
proper maintenance is key, especially concerning the pool water's chemical
balance.
SWIMMING POOLS |
YEARS |
Chlorine
Generator (salt water) |
5 |
Cover |
3
to 5 |
Deck
Finish (acrylic) |
5 |
Diving
Board |
8
to 10 |
Gas
Heater |
3
to 5 |
Filter
(sand) |
5
to 10 (sand must be replaced every 3 years) |
Filter
(cartridge) |
2 |
Filter
Grid (DE) |
5 |
Heat
Pump |
5
to 8 |
Interior
Finish |
10
to 20 |
Motor* |
5
to 8 |
Vinyl
Liner |
8
to 10 |
Pool
Lights (fiber optic) |
3
to 5 |
Pool
Lights (incandescent) |
3 |
Pool
Lights (LED) |
5
to 7 |
Pool
Water Heater |
5 |
PVC
Ball Valve |
up
to 2 |
Shell
(concrete) |
20+ |
Shell
(fiberglass) |
20+ |
Solar
Heater |
10
to 20 |
Waterline
Tile |
10+ |
* Replacement
motors tend to last half the lifespan of their original counterparts.
Aluminum windows are
expected to last between 15 and 20 years, while wooden windows should last
nearly 30 years.
WINDOWS |
YEARS |
Aluminum/Aluminum-Clad |
10
to 15 |
Double-Pane |
5
to 15 |
Skylights |
5
to 15 |
Jalousie |
30
to 40 |
Window
Glazing |
8+ |
Vinyl/Fiberglass
Windows |
10
to 30 |
Wood |
15+ |
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.