Useful Life Expectancies

The following list may prove to be valuable in determining when various items in your home may require repair or replacement. The lack of maintenance will alter life expectancies. Normal maintenance is assumed in these estimations. This is to be used as a helpful guideline and there will be no liability assumed by either the inspection company or the inspector for its use. In the event that any specific components fail prematurely, warranties from the manufacturer and or builder may apply.

Expected life in years

Air Conditioning (Electric)

  • Coil 15 to 20

  • Compressor 5 to 15

  • Fan 15 to 20

Appliances

  • Clothes Washer / Dryer 6 to 12

  • Dishwasher / Garbage Disposal 5 to 12

  • Oven / Range / Refrigerator 10 to 20

Electrical System

  • Service Entry Cable 20 to 40 (depends on exposure to sunlight)

  • Panel Box - Breaker and Fuse 20 to 50 (depends on the amount of moisture in the area of box and contacts)

  • Wiring - interior, copper

    • Armored Cable (BX) 75+

    • Cloth Sheath (Standard) 30 to 60

    • Knob and Tube 50 to 75

    • Plastic Sheath (Romex) 75+

Heating System

  • Boiler

    • Cast Iron 30 to 50

    • Steel 30 to 40

  • Circulating Pump 10 to 15

  • Expansion Tank 5 to 10

  • Exposed Duct Work 20+

  • Fan 10 to 40 Gas

  • Furnace 15 to 25

  • Heat Exchanger 15 to 30

  • Heat Pump (electric) 20 to 25

  • Humidifier 5 to 10

  • Oil Furnace 20 to 30

  • Oil Tank (inside of home) 25 to 50

  • Pipe

    • Copper 60+

    • Steel 70 to 100

  • Zone Valves 5 to 10

Plumbing

Interior Service and Drain Lines

  • Cast Iron 30 to 50

  • Copper 10 to 50

  • Galvanized Steel 30 to 50

  • Lead 40 to 80

  • Plastic (PVC, ABS, PB) unknown

Roofing

  • Asphalt Shingle

    • Regular 15 to 20

    • Multi-thickness 20 to 30

    • Interlocking 15 to 25

  • Built-Up (per ply) 2 to 4

  • Cement Asbestos 30 to 75

  • Clay Tile 20+

  • Metal 15 to 40 (tin-recoat every 5 years) 50 to 90

  • Roll 10

  • Slate (depends on grade) 30 to 100

  • Wood Shake/Shingle 10 to 40

Siding

  • Aluminum 20 to 30

  • Asbestos 20 to 75

  • Brick / Block / Stone 100+ (may need periodic pointing)

  • Hardboard/Composition 5 to 10

  • Stucco 70 to 100+

  • T1-11 Plywood with regular coating 10 to 20

  • Vinyl 30 to 50

  • Wood Shake / Shingle 5 to 15

Structural Components

No limit (depends on design, construction and human living conditions)

Water Heater

  • Electric 10 to 15

  • Gas 8 to 12

  • Oil 10 to 20

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