How Long Do Building Materials Last?!

As Home Inspectors, we are routinely asked “How long until this roof fails?” or “Do we really need to paint these walls, or can it wait a year?”.  The answer to these questions is always, “It depends”.  Home Inspectors wield powerful skills to evaluate an insane number of systems and identify defects.  It’s true, not all hero’s wear capes.  We cannot (yet) however, predict the future.  If we did, we probably would be doing other things for a living.

The ultraviolet rays (UV rays) shorten the lifespan of numerous building components.  This is why routine maintenance and oversight is needed.  It is also why we must replace the materials periodically, to keep our building’s envelope intact.  As a guide, you can find the life expectancy ranges for various materials in our blog called How Long Do Building Materials Last?!  In this article, we discuss the timeframes for common building materials all around the home (and include a list specially developed for Florida).  We all know Florida always requires special treatment, particularly when it comes to embarrassment in the news.

So please use this guide as a resource, and don’t ask us to tell you if the windows will make it through Hurricane Season.  The answer, I will tell you right now, will be “It depends, on if we get a Hurricane”.

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

 

Gauging the lifespan of an appliance is a bit of a moving target.  I grew up using the same refrigerator and washing machine my entire life, but see first hand that the ones I bought with computer chips and crazy features are being replaced in half a dozen years.  Use this as a guideline, but make sure you conduct independent research on the make/model of the device you’re buying:

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

I hope to not set a trend, but I’m afraid cabinetry and millwork is also a bit tough to predict.  If kept free of moisture, most any of these materials will last the life of the structure.  They don’t, however, all respond as gracefully to incidental and more frequent wetting.

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 will also tend to last the life of the building (when kept free of water).  Adding water into the mix makes this component go south pretty quick.

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+

 

Countertops get used more frequently than most surfaces within a home.  The constant putting things down, picking them up and sliding them around takes a toll on the surfaces over time.  Most should last the life of the structure, but chipping, breakage and the color no longer being trendy/popular are always pressing risks.

COUNTERTOPS	YEARS
Concrete	50
Cultured Marble	20
Natural Stone	100+
Laminate	20 to 30
Resin	10+
Tile	100+
Wood	100+

 

Wood and other material built decks have a wide range of variability due to the means/methods in which they are built.  If they fail to leave 1/8” gap between plank boards, the deck will rot prematurely.  If built properly, these values below are solid estimations:

DECKS	YEARS
Deck Planks	15
Composite	8 to 25
Structural Wood	10 to 30

 

Modern doors come in several materials that last a very long time.  If kept painted and clean, they have a chance to last the life of the building.  If the gaskets/weatherstripping are not, however, rot should be expected in the doors that face the exterior elements (particularly without an awning).

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+

 

The electrical wiring, when copper is used, lasts a lifetime.  Sadly, the electrical components that have moving parts, do not.  Overall, the electrical systems tend to have a pretty solid track record for longevity.

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

Structural floor framing should be expected to last the lifetime of the structure, just keep it dry.

ENGINEERED LUMBER	YEARS
Engineered Joists	80+
Laminated Strand Lumber	100+
Laminated Veneer Lumber	80+
Trusses	100+

 

One day, maybe fastener manufacturers will have to put lifespan estimates or warranties on their products.  Until then, you can use this list as a guideline.

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 is a category where the decisions you make can certainly dictate how often you are replacing the floors.  Those decisions, obviously, are centric to if you decide to have kids or not.  We love our kids, but acknowledge that they are gross farm animals most of the time.

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

If you get that New Construction inspected and monitored by Red Flag Home Inspection, you can enjoy this type of longevity expectation:

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

 

Believe it or not, people still build Log Homes.  They actually make very solid structures.  I don’t know about you, but I grew up playing with Lincoln Logs, so I get it.  I could live in one, but I can’t shake the feeling that it would always feel like a hunting cabin (even if in the middle of a city).

FRAMING	YEARS
Log	80 to 200
Poured-Concrete Systems	100+
Steel	100+
Structural Insulated Panels (SIPs)	100+
Timber Frame	100+

 

Garage doors are pretty robust items, but the poor openers are doing all of the work.  It’s no surprise that you’ll be replacing it more often.  I miss Sears, they used to sell/install those things.  Bring it back!

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

 

Home Technology is constantly evolving.  Luckily, most has gone wireless.  Running wires for speakers and all of these little gadgets would probably be a deal breaker for most.  Luckily these smart little trinkets make that a non-issue.

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.

 

You may have read our write-up on items NOT included in a typical home inspection. This category is littered with them (HVAC related).  If you are buying a home and the unit is not new or ancient (meaning you have easy decisions to make), consider hiring a HVAC expert to evaluate.

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

 

The most common thing that disrupts and damages insulation is water from a roof leak.  Keep the water out, and the stuff will do it’s job for a VERY long time.

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+

 

You can tell, we picked some solid materials to build our houses out of.  This stuff lasts!

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+

 

If you are still happy with those 3” baseboards, then you should be set for many years to come!  Seriously, they look great (don’t replace them).

MOLDING, MILLWORK & TRIM	YEARS
Attic Stairs (pull-down)	50
Custom Millwork	100+
Pre-Built Stairs	100+
Stair Parts	100+
Stairs	100+

 

Keep the wood free of wetting, and they will last a very long time.

PANELS	YEARS
Flooring Underlayment	25
Hardboard	40
Particleboard	60
Plywood	100
Softwood	30
Oriented Strand Board (OSB)	60
Wall Panels	100+

 

Oh man, we have done some weird stuff with plumbing materials.  I know there were good reasons to start using Orangeburg pipe, but someone should have known that gluing together sawdust was going to fail.

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

 

This doesn’t pertain to Florida very much, but just in case you are in an area affected by Radon:

 

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

 

I probably should have put this way up top, I realize that most of you here are looking for this (sorry to keep you waiting, or was that intentional? You’ll never know):

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

 

So many components lasting a “lifetime”!  If mother nature just knew that!

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

 

I’m not a fan of laying mulch.  I like to think I got more than 1 to 2 years out of that effort though.

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

 

Pools are great.  Hopefully your home came with one, because adding one nowadays is a fortune and it’s hard to get contractors to call you back.  Some of the ratings above apply, due to the materials used.

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+

 

I have seen some aluminum windows that look like they should be in a museum.  When they get very old, and actually get used to open/close from time to time, it does not do great things to keep the rain out.  If you have a house older than 2000 with aluminum windows, make sure you are budgeting for new windows.

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+

 

Summary

A word of caution.  All of these life expectancies vary with usage of the facility/item, the geographic area you are in (and the weather), the installation, the maintenance, and the quality of the materials.  This is meant to be a general guideline, and was derived from the Life Expectancy charts provided by InterNACHI website.

Florida based numbers can be found HERE.