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, inspectors, and 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.
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
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
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
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
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.
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+
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
YEARS
Concrete
50
Cultured Marble
20
Natural Stone
100+
Laminate
20 to 30
Resin
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 five to eight 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.
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
Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30 years.
ENGINEERED LUMBER
YEARS
Engineered Joists
80+
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.
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+
Steel Columns
100+
Steel Plates
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.
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 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.
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.
Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.
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
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
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 is one of the most enduring household components. Fireplaces, chimneys and brick veneers can last the lifetime of the home.
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+
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.
PANELS
YEARS
Flooring Underlayment
25
Hardboard
40
Particleboard
60
Plywood
100
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 life.
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 mitigation systems have but one moving part: the radon fan.
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
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
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
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
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 and landscaping elements have life expectancies that vary dramatically.
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 are composed of many systems and components, all with varying life expectancies.
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+
Aluminum windows are expected to last between 15 and 20 years, while wooden windows should last nearly 30 years.
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+
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.
