Jan 15 2016 11251 1

Dated: 01/15/2016

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InterNACHI's Standard Estimated Life Expectancy Chart for Homes

The following chart details the predicted life expectancy of appliances, products, materials, systems and components.  (For homes located in Florida and the surrounding coastal region, please refer to InterNACHI's Florida 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. 

 

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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.

8

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
Stains 3 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.   20

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

    Modern kitchens today are larger and more elaborate.  Together with the family room, they 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.  

75+20 to 50Suspended Ceiling

CEILINGS & WALLS YEARS
Acoustical Tile Ceiling 40+ (older than 25 years may contain asbestos)
Ceramic Tile    70+
Concrete
Gypsum 75
Wood Paneling
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.   Resin

COUNTERTOPS YEARS
Concrete 50
Cultured Marble    20
Natural Stone 100+
Laminate 20 to 30
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 15
Composite 8 to 25
Structural Wood 10 to 30

    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) 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+

    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.   30up to 30

ELECTRICAL YEARS
Accessories 10+
Arc-Fault Circuit Interrupters (AFCIs)
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)
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

    Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30 years.   80+

ENGINEERED LUMBER YEARS
Engineered Joists
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 to make educated judgments about the materials they inspect.   Steel Columns100+Steel Plates

FASTENERS, CONNECTORS & STEEL YEARS
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+
100+

   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.   Wood Foundation

FOUNDATIONS YEARS
Baseboard Waterproofing System 50
Bituminous-Coating Waterproofing 10
Concrete Block 100+
Insulated Concrete Forms (ICFs) 100
Post and Pier 20 to 65
Post and Tensioned Slab on Grade 100+
Poured-Concrete Footings and Foundation 100+
Slab on Grade (concrete) 100
5 to 40
Permanent Wood Foundation (PWF; treated) 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 80 to 200
Poured-Concrete Systems 100+
Steel 100+
Structural Insulated Panels (SIPs) 100+
Timber Frame 100+

    The quality and frequency of use will affect the longevity of garage doors and openers.  

GARAGES YEARS
Garage Doors 20 to 25
Garage Door Openers    10 to 15

    Home technology systems have diverse life expectancies and may have to be upgraded due to evolution in technology.   Carbon Monoxide Detectors*5

HOME TECHNOLOGY YEARS
Built-In Audio 20
Door Bells 45
Home Automation System 5 to 50
Intercoms 20
Security System 5 to 20
Smoke/Heat Detectors* less than 10 
Wireless Home Networks 5+

* Batteries should be changed at least annually.     Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.   8 to 20Chimney Cap (concrete) 40 to 120

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
Condenser
Dampers 20+
Dehumidifier 8
Diffusers, Grilles and Registers 25
Ducting 60 to 100
Electric Radiant Heater 40
Evaporator 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
100+
Chimney Cap (metal) 10 to 20
Chimney Cap (mortar) 15
Chimney Flue Tile
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.   Foamboard

INSULATION & INFILTRATION BARRIERS YEARS
Batts/Rolls 100+
Black Paper (felt paper) 15 to 30
Cellulose 100+
Fiberglass 100+
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 a home.   Man-Made Stone

MASONRY & CONCRETE    YEARS
Brick 100+
Insulated Concrete Forms (hybrid block) 100+
Concrete Masonry Units (CMUs) 100+
25
Masonry Sealant 2 to 20
Stone 100+
Stucco/EIFS 50+
Veneer 100+

    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 100+
Stair Parts 100+
Stairs 100+

    The lifetime of any wood product depends heavily on moisture intrusion.   100

PANELS YEARS
Flooring Underlayment  25
Hardboard 40
Particleboard 60
Plywood
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.   20 to 30PEX40Toilets, Bidets and Urinals

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
Instant (on-demand) Water Heater 10
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
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
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

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