"How long will the roof last?" is arguably one of the most common questions posited to home inspectors, and with good reason. How long will the roof last? How long will the furnace last? How long will the water heater last? When you buy a home, you want to know what you’re getting into financially; that’s why you hired a home inspector in the first place, right?
How Long Will This Roof Last?
While the question is easy, the answer is not. Unless the roof is already shot, there is only one correct answer: “It depends”. Now that answer isn’t very helpful, is it? While a home inspector cannot tell you exactly when in the future a roof will need to be replaced, we can give you a rough idea, if we know when it was installed, based on averages. Without belaboring the details, below is a table listing most of the common materials and components in a typical home in the Midwestern US. BUT- this is just a bunch of averages. What cannot be accounted for in a dataset such as this is all of the variables. How long does carpet last? Well, that depends on the quality of the carpet, the quality of the padding, how much foot traffic it gets, are there pets in the house, and even how often it gets vacuumed- it’s even feasible that regular vacuuming with the brush set too low will wear out carpet faster, although that is anybody’s guess. Anyway, the purpose of the table is to give you, the reader a rough idea of what to expect. So if your home inspector tells you that the data label on the AC condenser shows that it was manufactured 12 years ago, and you find in the table that that component typically lasts around 15 years, you should not be too surprised if it goes out in the next couple of years (or even next month!). As an aside, I had a unit at my house in Florida that was over 18 years old, and showed no signs of quitting any time soon. That unit was a tank! For a climate where people run air conditioning over 300 days per year, that was pretty impressive. The point is, we just never really know. An educated guess is the best we can give you. Just remember that this is not a guarantee, and the benefits of quality materials and diligent maintenance cannot be overstated. The below headings are hyperlinked to those sections, to make searching easier.
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. | |
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 |
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 |
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 |
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+ |
COUNTERTOPS | YEARS |
Concrete | 50 |
Cultured Marble | 20 |
Natural Stone | 100+ |
Laminate | 20 to 30 |
Resin | 10+ |
Tile | 100+ |
Wood | 100+ |
DECKS | YEARS |
Deck Planks | 15 |
Composite | 8 to 25 |
Structural Wood | 10 to 30 |
DOORS | YEARS |
Fiberglass (exterior) | 100+ |
Fire-Rated Steel (exterior) | 100+ |
French (interior) | 30 to 50 |
Screen door (exterior) | 10 to 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+ |
Weatherstripping | 5-8 years |
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 |
Dimmer switches | 10 to 20 |
ENGINEERED LUMBER | YEARS |
Engineered Joists | 80+ |
Laminated Strand Lumber | 100+ |
Laminated Veneer Lumber | 80+ |
Trusses | 100+ |
FASTENERS, CONNECTORS & STEEL * | YEARS |
* Fastener life is highly dependent on where installed, i.e., moisture exposure | |
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 | YEARS |
Solid hardwood 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 |
FOUNDATIONS | YEARS |
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 |
FRAMING | YEARS |
Log | 80 to 200 |
Poured-Concrete Systems | 100+ |
Steel | 100+ |
Structural Insulated Panels (SIPs) | 100+ |
Timber Frame | 100+ |
GARAGES | YEARS |
Garage Doors | 20 to 25 |
Garage Door Openers | 10 to 15 |
HOME TECHNOLOGY | YEARS |
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. | |
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 |
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 |
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+ |
Rockwool | 100+ |
Wrap Tape | 80+ |
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+ |
MOLDING, MILLWORK & TRIM | YEARS |
Attic Stairs (pull-down) | 50 |
Custom Millwork | 100+ |
Pre-Built Stairs | 100+ |
Stair Parts | 100+ |
Stairs | 100+ |
PANELS | YEARS |
Flooring Underlayment | 25 |
Hardboard | 40 |
Particleboard | 60 |
Plywood | 100 |
Softwood | 30 |
Oriented Strand Board (OSB) | 60 |
Wall Panels | 100+ |
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 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 |
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 |
ROOFING | YEARS |
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 |
SIDINGS, FLASHING & ACCESSORIES | YEARS |
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 Wood | 100+ |
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 |
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 | YEARS |
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+ |
WINDOWS | YEARS |
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+ |
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