What is average life expectancy of house components?

Monday, October 22, 2018

Here’s our best estimate of the functional lifespan of the components of a home. If the component name is underlined, click on it to link to more detailed info about the life expectancy of that item.  

••APPLIANCES•• 
Clothes Dryer, Gas or Electric - 10 to 16 years, average 14
Dishwasher - 8 to 15 years, average 11
Electric Range - 13 to 18 years, average 15  
Freezer, 12 to 20 years, average 16
Garbage Disposal - 10 to 14 years, average 12 
Gas Range - 15 to 22 years, average 18
Microwave Oven - 7 to 9 years, average 8 
Refrigerator, Full Size - 10 to 18 years, average 14
Refrigerator, Compact - 6 to 12 years, average 8
Washing Machine - 9 to 16 years, average 12 

••CABINETS and SHELVES••
Bathroom Cabinets - 30 to 60 years, average 50
Kitchen Cabinets - 30 to 60 years, average 45
Medicine Cabinets - 30+ years
Closet and Pantry Shelves - 40 to 100+ years, average 70

••COUNTERTOPS••
Concrete - 50±
Cultured Marble - 25± years
Granite - 60+
Laminate - 15 to 40 years, average 25
Marble - 50+
Quartz (Engineered Stone) Quartz (Engineered Stone) - 20 to 60 years, average 40
Resin - 10 to 20 years, average 15
Tile - 50+
Wood (Butcher Block) - 60+

••DECKS AND PATIOS••Decking, Composite - 20 to 30 years, average 25
Decking, Wood - 10 to 20 years, average 15 
Deck Structure, Wood - 20 to 30 years, average 25 

Patio, Concrete - 30 to 50 years, average 40 
Patio, Paver - 25 to 45 years, average 35

••DOORS••
Exterior
Fiberglass, Exterior - 50 to 100+ years, average 70
Garage Doors - 20 to 35 years, average 30
Garage Door Openers - 10 to 15+ years, average 12

Screen, Wood or Vinyl, 20 to 30 years, average 25
Sliding Glass - 20 to 30 years, average 25
Steel, Exterior - 30 to 80+, average 50
Wood, Exterior - 40 to 100+ years, average 70

Interior
Closet - 30 to 100+, average 50
Wood French, Interior - 40 to 70 years, average 50
Wood, Interior Hollow Core - 30 to 50+ years, average 40
Wood, Interior Solid Core - 50 to 100+ years, average 70

••ELECTRICAL•• Panel - 50+ years
Circuit Breaker - 30 to 40 years, average 35
AFCI or CAFCI Circuit Breaker - 30 to 40 years, average 35 

GFCI Circuit Breaker - 30 to 40 years, average 35  
GFCI Receptacle  - 15 to 25 years, average 20 
Light Fixture, Exterior - 25 to 45 years, average 35 
Light Fixture, Interior - 40 to 50 years, average 45
Wall Switch - 30 to 40 years, average 35
Receptacle Outlet - 50+ years
Wire Metal - 100+ years

Wire Insulation - 50 to 80 years, average 70
Whole-House Generator - 10 to 20 years, average12
Whole-House Surge Protector - 2 to 5 years, average 3

••FOUNDATIONS••
Concrete Footing - 100+ years
Concrete Piers and Grade Beam - 70 to 100 years, average 80 
Concrete or Brick Pier on Grade - 50 to 80 years, average 65
Stacked Concrete Block on Pad (mobile home) - 25 to 50 years, average 40
Thickened Edge Concrete Slab - 100+ years
Treated or Cypress Wood Piles - 40 to 75 years, average 60           

••FLOOR AND ROOF WOOD STRUCTURE••
Roof Truss - 100+ years
Floor Truss - 100+ years
Roof Sheathing - 100+ years 

••HEATING, VENTILATION AND AIR CONDITIONING (HVAC)••Attic Fan - 5 to 15 years, average 10
Bathroom Exhaust Fan - 9 to 12 years, average 10
Ceiling Fan - 6 to 10 years, average 8
Ductless (mini-split) - 10 to 16 years, average 14 
Electric Furnace - 18 to 24 years, average 21 
Gas Furnace - 15 to 22 years, average 19
Kitchen Exhaust or Range Hood Fan - 12 to 18 years, average 15
Package Unit - 10 to 16 years, average 14
Split Sytem Condenser (outside unit) - 10 to 16 years, average 14
Split System Air Handler (inside unit) - 14 to 18 years, average 17
Whole House Attic Fan - 10 to 20 years, average 16
Window Air Conditioner - 5 to 8 years, average 7
(Go to How do I determine the age of my air conditioner? to find out how old it is) 

••PAINT and CAULK••
Paint, Exterior - 7 to 10 years
Paint, Interior - 10 to 15 years
Caulk, Exterior - 7 to 10 years
Caulk, Interior - 7 to 15 years

••PLUMBING PIPE••
ABS pipe - 50 to 80 years, average 70
Cast Iron - 50 to 70 years, average 60

Copper - 50 to 80 years, average 70
CPVC - 50 to 80 years, average 70
Galvanized Steel - 40 to 60 years, average 50
Orangeburg (bituminous fiber) - 50 years   

PEX - 40 to 50 years, average 45
PVC - 50 to 80 years, average 70 

••PLUMBING FIXTURES••
Bathtub - 10 to 50 years, average 25
Faucets - 15 to 25 years, average 20 
Fiberglass Tub/Shower, 10 to 20 years, average 15
Hose Bibb - 15 to 25 years, average 20
Hose Bibb Vacuum Breaker, 5 to 12 years, average 7
Shower Pan Liners - 40 to 50 years, average 45
Shut-off Valves - 10 to 25 years, average 20
Sinks - 15 to 100+ years, average 30
Toilets - 50+ years
Toilet Tank Components - 5 to 10 years, average 7
Water Heater, Tank  - 10 to 20 years, average 12 
Water Heater, Tankless - 20 years
(Go to How do I determine the age of my water heater? to find out how old it is)

••ROOF SYSTEMS••
Asbestos Cement Shingles  - 40 to 60 years, average 50
Asphalt Singles, 3-Tab - 16 to 22 years, average 19
Asphalt Shingles, Architectural/Dimensional - 24 to 30 years, average 27
Built-up - 17 to 25 years, average 20 
Built-up and Gravel - 20 to 30 years, average 25
Concrete/Clay Tile - 40 to 60 years, average 50
EPDM (Rubber)  - 20 to 30 years, average 23
Metal (Galvalume) - 30 to 50 years, average 40
Modified Bitumen - 10 to 17 years, average 15
Roll Roofing - 6 to 10 years, average 8
SPF - 20 to 50 years, average 30
TPO - 20 to 30 years, average 23

••ROOF FLASHINGS, PENETRATIONS and COATINGS••
Elastomeric Coating, 5 to 20 years, average 10
Flashing, Edge, Valley and Wall - 20 to 35 years, average 25
Flashing, Pipe Boots - 15 to 30, average 20
Gutter, Aluminum - 20 to 30 years, average 25
Gutter, Copper - 50+ years
Gutter, Vinyl - 10 to 25, average 15
Skylight and Light Tube - 8 to 20 years, average 14

••SHUTTERS••
Aluminum, exterior - 20 to 35 years, average 25
Aluminum, hurricane - 20 to 50 years, average 30
Vinyl plastic, exterior - 10 to 20 years, average 15
Vinyl plastic, interior - 10 to 25 years, average 20
Wood or composite, exterior - 10 to 20 years, average 15
Wood or composite, interior -  10 to 25 years, average 20

••SIDING••
Aluminum - 25 to 45 years, average 35
Brick - 100+ years
Engineered Wood Siding - 50+ years
Fiber-Cement Siding - 60+ years
Manufactured Stone - 50+ years
Plywood (T-111, RB&B, etc) - 20 to 50 years, average 35
Stucco on Block - 60 to 80+ years, average 70
Stucco or EIFS on Wood Frame - 50 to 70 years, average 60
Vinyl - 25 to 50 years, average 40
Wood or Composite - 20 to 40 years, average 30

••SITE••
Driveway, Asphalt - 12 to 20 years, average 17
Driveway, Concrete - 25 to 45 years, average 35
Driveway, Gravel - 4 to 10 years, average 5
Driveway, Paver - 25 to 45 years, average 35
Fence, Chain Link - 25 to 35 years, average 30
Fence, Vinyl - 20 to 35 years, average 25
Fence, Wood - 15 to 25 years, average 20
Mulch - 1 to 4 years, average 2
Termite Ground Treatment - 10 years
Sprinkler System - 20 years
Sprinkler Control Panel, 6 to 10 years, average 8
Sprinkler Underground Piping - 35 to 50 years, average 40
Sprinkler Valves - 10 to 15 years, average 12
Sprinkler Heads - 10 to 15 years, average 12
Walkway, Concrete - 25 to 50 years 
Walkway, Gravel - 5 to 12 years, average 7

••STAIRS••
Interior Stairs - 100+ years
Interior Manufactured/Spiral Stairs - 100+ years
Exterior Concrete/Steel Steps/Stairs - 50 to 80 years, average 65
Exterior Wood Steps/Stairs - 15 to 35 years, average 25
Pull-Down Attic Ladder - 30 to 60 years, average 40

••SWIMMING POOLS••
Concrete - 25 to 40 years, average 30
Concrete Pool Interior Finish - 9 to 16 years, average 12
Fiberglass - 25 to 35 years, average 30
Fiberglass Pool Interior Finish - 14 to 18 years, average 15
Vinyl Liner - 7 to 10 years, average 8 years
Pool Pump and Filter - 8 to 11 years, average 10
Pool Heater - 8 to 11 years, average 10 

••TECHNOLOGY••
Carbon monoxide (CO) Detector - 5 to 10 yearsCombo Smoke/CO Detector - 7 to 10 years
Doorbell - 40 years
Radon Fan - 5 to 20 years, average 7
Radon Manometer (U-tube) - 10 years
Radon Piping - 50 to 70 years, average 60
Security System - 15 years
Smoke Detector - 10 years
WIFI network - 5 years

••WALL STRUCTURAL SYSTEMS••
Brick - 100+ years
Concrete (monlithic) - 100+ years
Concrete Block - 100+ years
ICF (Insulated Concrete Form) - 100+ years
Natural Stone - 100+ years
Wood Stud Frame - 100+ years

••WELL and SEPTIC SYSTEMS••
Septic Tank System - 25 to 40 years, average 30
Sewage Grinder Pump - 6 to 16 years, average 9
Water Softener - 9 to 16 years, average 12
Well - 20 to 50 years, average 35
Well Pressure Tank - 10 to 25 years, average 15
Well Pump - 10 to 15 years, average 12

••WINDOWS••
Aluminum - 15 to 30 years, average 20
Double-Pane (Insulated) Glass - 10 to 20 years, average 15
Fiberglass - 20 to 45 years, average 35
Skylight and Light Tube - 8 to 20 years, average 14
Vinyl -  20 to 40 years, average 30
Window Blinds - 3 to 6 years
Wood - 20 to 45 years, average 30

    While not an exact predictor, average lifespan is still a valuable piece of information. For example, let’s say you are buying an 20-year-old home with its original shingle roof, air conditioner, and water heater. If you look at the listing of expected lifespans below, you’ll see that all three of them would be either right at, or past, their average life expectancy.

   And while it is possible that one of those three costly replacement items may have a surprisingly long life, it’s also true that the likelihood of one of them requiring replacement soon is almost 100%.

   So average lifespan charts help you to estimate what big-ticket replacement expenses you can reasonably expect in the first years after you purchase a home. Condo association managers use the charts also, to prepare detailed budgets for expected replacement cycles for each building component. This forms the basis for part of the monthly assessments—setting aside an amount each month for the estimated future date of a roof replacement for the entire complex, for example. You can do the same thing on a smaller scale, as a buffer against the inevitable future expenses of owning a home.

    For the average life of the house itself, see our blog posts What is the average life expectancy of a house? and What is the life expectancy of a modular home? and What is the life expectancy of a mobile home?

    Also, check out How does the number of people living in a house affect its durability and life expectancy? 

    Visit our LIFE EXPECTANCY page for other related blog posts on this subject, or go to the INDEX for a complete listing of all our articles. 

NOTE: These life expectancies are based on data provided by InterNACHI, NAHB, FannieMae, and our own professional experience. Because of the numerous variables that can affect a lifespan, they should be used as rough guidelines only, and not relied upon as a warranty or guarantee of future performance.

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