Author: New Jersey Home Inspector Michael Del Greco

How Long Will It Last?Submitted by: Michael Del Greco, New Jersey Home Inspector Lic GI 0121, President of Accurate Inspections, Inc, a New Jersey home inspection company How nice it would be if we had a crystal ball to tell us how long the systems, appliances, and building materials in our home would last! Unfortunately, this is the \"real world\" and no such item exists. The next best bet is to consult the following list of \"Life Expectancies for Residential Equipment and Materials.\" It will give a good idea of how long these items typically last.The ranges below may vary a little based on a number of factors, including:1. Quality of the equipment and/or materials.2. Proper application and/or use of the equipment and materials.3. The proper capacities of the equipment and/or materials.4. Varying amounts and type of usage.5. Exposure to different weather and geographical conditions.6. Quality of fuels, water, and air to which the equipment is exposed.7. Future high-tech equipment, materials, and applications (that may increase or decrease life expectancies).8. Quality of workmanship used in the installation.HEATING SYSTEMS YEARSBoilersCast iron 30 to 60Steel 20 to 35Heating Exchangers (steel)Gas-fired 25 to 40Oil-fired 20 to 35Heat Pump Compressor 7 to 12 Heating PipesSteel 80 to 120 Copper 60 to ?BurnersOil 20 to 30Gas 30 to 40Misc. Heating ComponentsCirculators 20 to 30Fans 12 to 40Oil Tanks (inside) 25 to 50Expansion Tanks 35 to 50Zone Valves 7 to 10Note: Heaters need complete replacement when the boiler (water) or heat exchanger (air) fails.AIR CONDITIONING (Electric)Compressors 10 to 14 Coils 20 to 30Fans 12 to 40PLUMBING SYSTEMSWater Service (Public)Lead 50 to 90Steel 40 to 75Copper 70 to ?Plastic UnknownInterior Water PipeSteel 1/2\" 40 to 60Copper 1/2\" 70 to 100Plastic UnknownDrainage LinesGalvanized Steel 40 to 60Copper 60 to 100Cast Iron 50 to 90Plastic (P.V.C.) 35 to ?Lead 50 to 90WELL EQUIPMENT (On-site Water Supply)Pump-Submersible 15 to 22Pump-Above Ground 13 to 20Pressure Tank-Steel 15 to 25Pressure Tank - Fiberglass 25 to 50SEPTIC SYSTEM(On-Site Drainage System)Steel Tank 15 to 30Concrete Tank 25 to 40Life expectancy of leaching fields is determined by porosity of soil and maintenance (10 to 60 years)MISCELLANEOUS PLUMBING ITEMS Water HeaterGas 8 to 14Electric 12 to 18Oil Burner 20 to 40FixturesFaucets, etc. 20 to 60Toilets & sinks 40 to 60 ELECTRICAL SYSTEMS Service cables 20 to 40Wiring (interior)Knob & tube 60 to 90Armored Cable-BX 50 to 80Plastic - Romex) 70 to 80Panel Boxes Fuses or Circuit Breakers 20 to 50Life expectancy is directly related to moisture in the area of the box (rust & oxidation of contacts).EXTERIOR COMPONENTSRoof CoveringsFiberglass Asphalt Shingles 18 to 25Roofs wear out sooner on the south side of the house.Built-Up Roofing, 3 ply 10 to 15Installation procedures and regular recoating can extend the life of these roofs 2, 3 or more times.Slate (depends on the quarry from which it came, maintenance is required. 35 to 200Metal Standing or Welded Seams 50 to 90Metal roofs are mostly tin and will remain functional as long as you keep them from rusting .Cedar (depends on quality of wood, workmanship, and maintenance) 20 to 40Sidings and VeneersAluminum (you may repaint aluminum siding at about 20-23 years to extend life) 18-25Vinyl 25 to ?Aluminum with Tedlar coating 35 to 50Hardboard or composition (depends on finish, exposure to sun and maintenance) 20 to 40 T1-11 Plywood Siding (must coat regularly or will not last more than 8 years) 20 to 40Stucco (70 years without paint, 200+ years with regular painting) 70 to 200+Asbestos (needs normal maintenance, recommended painting) 40 to 100Masonry Brick. Veneers with periodic pointing. 100+Note: Masonry walls are very durable and as long as they are designed properly and receive periodic maintenance, they should last 100+ years. Exceptions would be salmon brick, cinder block (instead of concrete block) and Serpentine stone.WindowsWood. Usually very dependable and have long life expectancies with regular painting and storm windows to help protect them. 35 to 100Aluminum. Usually are marginal in design and functionality. An advantage is their low cost. 10 to 25Vinyl. Reasonable window, moderate cost, not enough history to project life expectancy. 15 to ?Aluminum storm windows 30 to 40INTERIORSCeramic Tile (in tub or shower wall areas)Wed Bed (cement) or Wonder Board Backing 40 to 90Mastic System (adhesive) 14 to 20PlasterWalls 70 to 120Ceilings 60 to 90Life expectancy of plaster is altered by the carpentry framing and the type of plaster lath used.Drywall (also called sheetrock)Walls 50 to ?Ceilings 30 to ?AppliancesRefrigerators 10 to 20Dishwashers 13 to 18Gas Ranges 20 to 35Electric Ranges 15 to 25Garbage Disposal 10 to 15Humidifiers 5 to 20 Dehumidifiers 8 to 12Washers 10 to 20Dryers 10 to 20 Information provided by Michael Del Greco, New Jersey Home Inspector Lic. GI 0121, American Society of Home Inspectors Member 102273, Pesident of Accurate Inspections, Inc. A West Paterson New Jersey Home Inspection firm.