Standard Estimated Life Expectancy Chart for Homes
The following chart details the predicted life expectancy of appliances, products, materials, systems and components.
Please 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.
"All estimated expectancy is listed in years unless specifically noted"
Walls and ceilings last the full lifespan of the home.
CEILINGS & WALLS
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+
Modern kitchens today are larger and more elaborate. Together with the family room, they now form the “great room.”
CABINETRY & STORAGE
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
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
Concrete........................................................................................................................50
Cultured Marble.............................................................................................................20
Natural Stone.............................................................................................................100+
Laminate...............................................................................................................20 to 30
Resin...........................................................................................................................10+
Tile.............................................................................................................................100+
Wood.........................................................................................................................100+
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
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
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
Deck Planks...................................................................................................................15
Composite..............................................................................................................8 to 25
Structural Wood...................................................................................................10 to 30
Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30 years.
ENGINEERED LUMBER
Engineered Joists........................................................................................................80+
Laminated Strand Lumber.........................................................................................100+
Laminated Veneer Lumber..........................................................................................80+
Trusses......................................................................................................................100+
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 five to eight years.
DOORS
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+
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
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+
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 life.
PLUMBING, FIXTURES & FAUCETS
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 minerals or 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
Water Softener...............................................................................................................20
Well Pump.....................................................................................................................15
Whirlpool Tub........................................................................................................20 to 50
Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.
HVAC
Air Conditioner (central)..........................................................................................7 to 15
Air Exchanger................................................................................................................15
Attic Fan...............................................................................................................15 to 25
Boiler..............................................................................................................................40
Burner..........................................................................................................................10+
Ceiling Fan.............................................................................................................5 to 10
Chimney Cap (concrete)............................................................................................100+
Chimney Cap (metal)............................................................................................10 to 20
Chimney Cap (mortar)...................................................................................................15
Chimney Flue Tile...............................................................................................40 to 120
Condenser..............................................................................................................8 to 20
Dampers......................................................................................................................20+
Dehumidifier.....................................................................................................................8
Diffusers, Grilles and Registers.....................................................................................25
Ducting...............................................................................................................60 to 100
Electric Radiant Heater..................................................................................................40
Evaporative 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
Thermostats...................................................................................................................35
Ventilator..........................................................................................................................7
Flooring life is dependent on maintenance and the amount of foot traffic the floor endures.
FLOORING
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
Site and landscaping elements have life expectancies that vary dramatically.
SITE & LANDSCAPING
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
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
Aluminum Coating....................................................................................................3 to 7
Asphalt (architectural)....................................................................................................30
Asphalt Shingles (3-tab)................................................................................................20
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
Exterior 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
Aluminum Gutters, Downspouts, Soffit and Fascia............................................20 to 40+
Aluminum Siding.................................................................................................25 to 40+
Asbestos Shingle.........................................................................................................100
Brick...........................................................................................................................100+
Cementitious..............................................................................................................100+
Copper Downspouts....................................................................................................100
Copper Gutters............................................................................................................50+
Engineered ......................................................................................................Wood100+
Fiber Cement.............................................................................................................100+
Galvanized Steel Gutters/Downspouts..........................................................................20
Manufactured Stone..................................................................................................100+
Stone.........................................................................................................................100+
Stucco/EIFS.................................................................................................................50+
Trim................................................................................................................................25
Vinyl Gutters and Downspouts....................................................................................25+
Vinyl Siding....................................................................................................................60
Wood/Exterior Shutters.................................................................................................20
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
Baseboard Waterproofing System.................................................................................50
Bituminous-Coating Waterproofing................................................................................10
Concrete Block..........................................................................................................100+
Insulated Concrete Forms (ICFs)................................................................................100
Permanent Wood Foundation (PWF; treated)...............................................................75
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
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
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+
Rockwool...................................................................................................................100+
Wrap Tape...................................................................................................................80+
Framing and structural systems have extended longevities; poured-concrete systems, timber-frame houses, and structural insulated panels will all last a lifetime.
FRAMING
Log......................................................................................................................80 to 200
Poured-Concrete Systems........................................................................................100+
Steel..........................................................................................................................100+
Structural Insulated Panels (SIPs).............................................................................100+
Timber Frame............................................................................................................100+
Custom millwork and stair parts will last a lifetime and are typically only upgraded for aesthetic reasons.
MOLDING, MILLWORK & TRIM
Attic Stairs (pull-down)...................................................................................................50
Custom Millwork........................................................................................................100+
Pre-Built Stairs...........................................................................................................100+
Stair Parts..................................................................................................................100+
Stairs.........................................................................................................................100+
Home technology systems have diverse life expectancies and may have to be upgraded due to evolution in technology.
HOME TECHNOLOGY
Built-In Audio.................................................................................................................20
Carbon Monoxide Detectors............................................................................................5
Doorbells.......................................................................................................................45
Home Automation System......................................................................................5 to 50
Intercoms.......................................................................................................................20
Security System......................................................................................................5 to 20
Smoke/Heat Detectors..................................................................................less than 10
Wireless Home Network................................................................................................5+
** Batteries should be changed at least annually.
Masonry is one of the most enduring household components. Fireplaces, chimneys and brick veneers can last the lifetime of the home.
MASONRY & CONCRETE
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+
Swimming pools are composed of many systems and components, all with varying life expectancies.
SWIMMING POOLS
Concrete Shell.............................................................................................................25+
Cover...............................................................................................................................7
Diving Board..................................................................................................................10
Filter and Pump.............................................................................................................10
Interior Finish........................................................................................................10 to 35
Pool Water Heater ..........................................................................................................8
Vinyl Liner......................................................................................................................10
Waterline Tile...............................................................................................................15+
The lifetime of any wood product depends heavily on moisture intrusion.
PANELS
Flooring Underlayment..................................................................................................25
Hardboard......................................................................................................................40
Particleboard.................................................................................................................60
Plywood.......................................................................................................................100
Softwood........................................................................................................................30
Oriented Strand Board (OSB).......................................................................................60
Wall Panels................................................................................................................100+
Aluminum windows are expected to last between 15 and 20 years, while wooden windows should last nearly 30 years.
WINDOWS
Aluminum/Aluminum-Clad....................................................................................15 to 20
Double-Pane...........................................................................................................8 to 20
Skylights...............................................................................................................10 to 20
Vinyl/Fiberglass Windows.....................................................................................20 to 40
Window Glazing...........................................................................................................10+
Wood...........................................................................................................................30+
Radon mitigation systems have but one moving part: the radon fan.
RADON SYSTEMS
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
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
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
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
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
The quality and frequency of use will affect the longevity of garage doors and openers.
GARAGES
Garage Doors.......................................................................................................20 to 25
Garage Door Openers..........................................................................................10 to 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.