How Long Will Your Home Live?

Estimating the life expectancy of a home is about as tough as estimating the average life expectancy of a human being.
 

We know that American men and women are now living, on average, into their 70s. A well-built home can last for centuries, though some of its components will have to be replaced from time-to-time.

Criterium Engineers, a nationwide network of registered professional engineers who specialize in building inspections, recently published the results of a study which estimate the typical life expectancy for many common building components.

How long something lasts depends a great deal on the conditions to which it is subjected, including use, climate and temperature.

For example, a central air conditioner in a house located in the northern half of the U.S. might last fifteen years. In a southern half, where it would presumably be used year-round, it might last only 10 to 15 years. A gas/oil water heater might last 25 years in a northern U.S. house, while lasting only 15 years in a southern U.S. house.

While each home's systems and components may last longer than these estimates, they're useful when inspecting a home you're thinking about purchasing.

Use these numbers as a guide and check them against the report from your home inspector. If the inspector tells you the hot water heater is 8 years old but in good condition, you might be able to assume another 5 to 8 years of usability before it needs to be replaced.

Remember, this list is no substitute for having your home professionally inspected.

Mechanical Systems
• Cast iron boiler - 30 years;
• Steel boiler - 20 years;
• Hot air furnace - 20 years (northern); 10 to 20 years (southern);
• Heat pump (compressor) - 10 to 15 years;
• Central air conditioner - 15 years (northern); 10 to 15 years (southern);
• Electric water heater - 15 years;
• gas/oil water heater - 25 years (northern); 15 years (southern);
• submersible water pump - 25 years (northern); 15 years (southern);
• Non-submersible water pump - 15 years (northern); 10 years (southern);

Foundation
• Concrete block foundation - 50 (northern); 25-50 (southern);
• Poured concrete foundation - 100 years;

Siding
• Cedar/redwood - 50 years (northern); 20 years (southern);
• Hardboard - 10 years (northern); 10 to 20 (southern);
• plywood siding - 20 years;
• brick - 40 to 50 years;

Roof
• Fiberglass shingle - 25 years (northern); 15 years (southern);
• Asphalt shingle - 20 years (northern); 10 years (southern);
• Slate - 50 years (northern); 25 years (southern);
• Clay tile - 50 years (northern); 25 years (southern);
• Wood shingle - 40 years (northern); 25 years (southern);
• Standing seam metal - 40 to 50 years;

Windows
• Quality double glazed - 30 years;
• Average double glazed - 15 to 20 years;
• average single glazed - 15 years;

Interior
• Hollow core doors - 20 years;
• Solid core doors - 40 years;
• Average appliances - 15 years.

NOTE: This column is distributed by Real Estate Matters Syndicate, PO Box 366, Glencoe, Illinois, 60022. This column may not be resold, reprinted, resyndicated or redistributed without written permission from the publisher. 

© 2005 by Ilyce R. Glink. Distributed by Real Estate Matters Syndicate.