Expected Life Cycle

When you buy a house the decorating may be perfectly in tune with your tastes. The gardens may be exactly what you want. The neighbourhood has the right mix. The curb appeal, the size of the garage, the curve of the walk.... all perfect.

What is not perfect is just about everything else. Its all deteriorating as everything eventually does. If the house is 30 years old and the furnace looks original, count on a new furnace in one to five years. Add most of that to the cost of the house.

If the roof is black and the shingles were replaced about 15 years ago, add the cost of new shingles. And if the windows are not thermopane and there is water damage on the sills.....add for new windows.

Perfect. Perfectly suited to bleed you dry because the big ticket items are coming in at about the same time.

The following are estimated useful lives for most components of a residential structure. Where ranges are given, lower numbers should be used for structures in harsh climates and subject to intensive use, such as common areas in multifamily structures, structures subject to low maintenance, or dwelling units regularly occupied by children. If a useful life is stated as "life," this indicates that the component should last for the life of the structure.

ITEM	USEFUL LIFE
FOOTINGS AND FOUNDATIONS*
Footings	life
Concrete block	life
Waterproofing:
Bituminous coating	5 years
Pargeting with Ionite	life
*First two items are likely to last up to 250 years. Structural defects that do develop are a result of poor soil conditions.
Termite-proofing	5 years, less in damp climates
Gravel outside	30-40 yrs, depending on usage
ROUGH STRUCTURE
Floor system (basement)	life
Framing exterior walls	life
Framing interior walls	life
CONCRETE WORK
Slab	life
Precast decks	20-25 years
Precast porches	20-25 years
Site-built porches and steps	20 yrs
SHEET METAL
Gutter, downspouts, and flashing:
Aluminum	20-30 years
Never requires painting, but dents and pits. May need to be replaced sooner for appearance.
Copper	life
Very durable and expensive. Requires regular cleaning and alignment.
Galvanized iron	15-25 yrs.
Rusts easily and must be kept painted every 3 to 4 years.
ROUGH ELECTRICAL
Wiring:
Copper	life
Aluminum	life
Romex	life
Breaker panel	30-40 yrs.
Individual breaker	25-30 yrs.
ROUGH PLUMBING
Pressure pipes:
Copper	life
Strongest and most common. Needs no maintenance.
Galvanized iron	30-50 yrs.
Rusts easily and is major expense in older homes. Most common until 1940.
Plastic	30-40 yrs.
Waste pipe:
Concrete	20 yrs.
Vitreous china	25-30 yrs.
Plastic	50-70 yrs.
Useful life depends upon soil conditions. Acid in soils can eat through plastic.
Cast iron	life
Lead	approx. 50 yrs.
Joints can deteriorate and cannot be patched. If bathroom is remodeled, lead must be replaced.
HEATING AND VENTING
Duct Work:
Galvanized	50-70 yrs.
Plastic	40-60 yrs.
Fiberglass	40-60 yrs.
AC rough-in	Same as Duct work.
ROOF
Asphalt shingles	15-25 yrs.
Most common. Deterioration subject to climate. Darker colours age more quickly.
Wood shingles and shakes	20-40 yrs.
Expensive. Contracts and expands due to climate.
Tile	30-50 yrs.
Tendency to crack on sides.
Slate	life
High quality. Maintain every 5 years as nails rust.
Metal	life
Shorter life if allowed to rust. Aluminum paint is often used to recoat when galvanized or painted finish deteriorates, as it is fairly waterproof.
Built-up asphalt	20-30 yrs.
Maintenance required - esp. after winter.
MASONRY
Chimney	life
Fireplace	20-30 yrs.
Fire brick	life
Ash dump	life
Metal fireplace	life
Flue tile	life
Brick veneer	life
Joints should be pointed every 5 to 10 years.
Brick-solid wall	life
Stone	life
Unless a porous grade stone like limestone, which will deteriorate.
Block wall	life
Masonry floors	life
Must be kept waxed every 1 to 2 years.
Stucco	life
Requires painting every 8 to 10 years. More susceptible to cracking than brick. Replacement is expensive. Maintenance cycles for all types of masonry structures, including those found in urban areas, subjected to dirt, soot, and chemicals:
Caulking	every 20 years
Pointing	every 35 years
Sandblasting	every 35 years.
WINDOWS AND DOORS
Window glazing	5-10 yrs.
Storm windows/gaskets	15-50 years
Depends on quality of materials and climate.
Screen doors	5-10 yrs.
Storm doors	10-15 yrs.
Interior doors (lauan)	10-50 yrs.
Depends on amount of wear and tear
Sliding doors	30-50 yrs.
Folding doors	30-40 yrs.
Sliding screens	30 yrs.
Garage doors	20-25 yrs.
Depends upon initial placement of springs, tracks, and rollers. Should be periodically adjusted.
Steel casement windows	40-50 yrs.
Have leakage and condensation problems. Installed mostly in 1940's and 1950's.
Wood casement windows	40-50 yrs.
Older types very drafty.
Jalousie	30-40 yrs.
Fair quality available in wood and aluminum. Used mostly for porches.
Wood double-hung windows	40-100 yrs.
Depends on amount of maintenance and climate.
INSULATION
Foundation	life
Roof, ceiling	life
Roof - electric vent-automatic	10-15 yrs.
Walls	life
Floor	life
Weatherstripping:
Metal	10-30 yrs.
Plastic gasket	5-10 yrs.
EXTERIOR TRIM
Wood siding	life
Must be kept painted regularly - every 5-7 years.
Metal siding	life
May rust due to climate and need repainting.
Aluminum siding	40 yrs.-life
Maintenance free if baked-on finish. But can dent and become unsightly.
Shutters:
Wood	20-40 yrs.
Depends on climate and maintenance.
Metal	20-30 yrs.
Plastic	life
Aluminum	life
Posts and columns	life
Gable vents:
Wood	10-40 yrs.
Depends on maintenance.
Aluminum	life
Gable vent screens	Same as gable vents
Cornice and rake trim	life
Trellis	20 yrs.
Will rot in back even if painted because of moisture.
EXTERIOR PAINT
On Wood	5-7 yrs.
On Brick	5-7 yrs.
On Aluminum	10-12 yrs.
Eavestroughs, downspouts, and flashing:
Aluminum	10-12 yrs.
Copper	life
No painting required.
STAIRS
Stringer	50 yrs.
Risers	50 yrs.
Treads	50 yrs.
Baluster	50 yrs.
Rails	30-40 yrs.
Starting levels	50 yrs.
Disappearing stairs	30-40 yrs.
DRYWALL AND PLASTER
Drywall	40-50 yrs.
Cracks must be regularly spackled.
Plaster	life
Thicker and more durable than drywall. Exterior must be properly maintained.
Ceiling suspension	life
Acoustical ceiling	life
Luminous ceiling	10-20 yrs. Discolors easily.
CERAMIC TILE
Tub alcove/shower stall	30 yrs. plus
Bath wainscot	30 yrs. plus
Ceramic floor	30 yrs. plus
Proper installation and maintenance required for long life. Should be grouted approximately every 5 years. Can have a very short life if the underlying material is unsuitable or has moisture problems.
FINISH CARPENTRY
Baseboard and shoe	40 yrs.-life
Door and window trim	40 yrs.-life
Wood paneling	40 yrs.-life
Closet shelves	40 yrs.-life
Fireplace mantel	40 yrs.-life.
Useful life depends on wear and tear and maintenance.
FLOORING
Oak floor	life
Hard pine floor	life
Any wood floor could have a shorter life if subject to water damage, heavy scuffing or lack of periodic refinishing.
Slate flagstone floor	40-50 yrs.
Resilient (vinyl)	10-15 yrs.
Because of scuffing may have to be replaced earlier.
Terrazzo	life
Carpeting	5-20 yrs.
Standard 30 oz. carpeting has shorter life. Useful life depends on quality of material, usage and regularity of cleaning.
CABINETS AND VANITIES
Kitchen cabinets	20-30 yrs.
Bath vanities	20-30 yrs.
Countertop	20-30 yrs.
Medicine cabinets	15-20 yrs.
Mirrors	10-15 yrs.
Tub enclosures	10-25 yrs.
Shower doors	20-25 yrs.
Bookshelves	life
Depends on wood used.
INTERIOR PAINTING
Wall paint	3-10 yrs.
Trim and door	3-10 yrs.
Wallpaper	3-10 yrs.
Useful life depends on usage.
ELECTRICAL FINISH
Electric range and oven	10-20 yrs.
Vent hood	15-20 yrs.
Disposal	5-12 yrs.
Exhaust fan	8-10 yrs.
Water heater	5-12 yrs.
Electric fixtures	20-50 yrs.
Doorbell and chimes	10-25 yrs.
Fluorescent bulbs	3-5 yrs.
PLUMBING FINISH
Dishwasher	5-15 yrs.
Gas water heater	8-12 yrs.
Gas refrigerator	15-25 yrs.
Toilet seats	8-10 yrs.
Commode	15-25 yrs.
Steel sinks	15-20 yrs.
China sinks	15-20 yrs.
Faucets	life
Washers must be replaced frequently.
Flush valves	20-25 yrs.
Well and septic system	15-50 yrs.
Depends on soil and rock formations.
Hot water boilers	30-50 yrs.
Becomes increasingly inefficient with age and may have to be replaced before it actually breaks down.
HEATING FINISH
Wall heaters	12-17 yrs.
Warm air furnaces	25-30 yrs.
Radiant heating:
Ceiling	20-30 yrs.
Baseboard	20-40 yrs.
AC unit	8-18 yrs.
AC compressors	10-18 yrs.
Regular maintenance required.
Humidifier	7-8 yrs.
Electric air cleaners	8-10 yrs.
APPLIANCES
Refrigerator	15-25 yrs.
Washer	8-12 yrs.
Dryer	8-12 yrs.
Combo washer & dryer	7-10 yrs.
Garage door opener	8-10 yrs.
Disposal units	8-12 yrs.
Dishwasher	8-12 yrs.
Music system (intercom)	30-40 yrs.
APPOINTMENTS
Closet rods	life
Blinds	10-15 yrs.
Drapes	5-10 yrs.
Towel bars	10-15 yrs.
Soap grab	10-12 yrs.
OTHERS
Fences and screens	20-30 yrs.
Splash blocks	6-7 yrs.
Patios (concrete)	15-50 yrs.
Gravel walks	3-5 yrs.
Concrete walks	10-50 yrs.
Sprinkler system	15-25 yrs.
Asphalt driveway	10-20 yrs.
with patchwork may last	15-25 yrs.