When Will I Need To Replace ____???
Being in the home inspection business for the last 28 years, I have learned a few things about what to look for and more importantly what to anticipate. Most of my time these days is spent training new inspectors. One of the most important things a new inspector has to grasp is what to look for before they walk into a building based on many factors, but the most important one has to be age.
We as home inspectors appear to be able to walk right up to the problem in any inspection and magically identify the defect in an instant, or at least that’s how it goes in my dreams. The reality is somewhat different. A good home inspector knows how long things are normally going to last and identifies those items quickly so there is more time to look for the oddball stuff.
The following are some basic things that my inspectors are thinking about and any realtor and purchaser should be aware of when looking at homes. Knowing what is about to need repair or replacement is just as important as knowing what is already beyond expected life or broken.
Standard shingle 3 tab roofing
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About 20 years.
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Plumbing vent pipe rubber boots
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10-12 years
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Flat roof membranes Modified bitumen uncoated
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10-15 years
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Cedar shake roofs
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15-20 with normal pitch, less with minimal pitch
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Galvanized supply pipes
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50 years +/-
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Polybutylene supply pipes
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12-18 years before problems develop
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Standard gas or oil furnaces
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18-20 years
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Standard AC unit or Heat pump outside 1/2
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10-15 years
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Waterheaters gas or electric
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10-15 years
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Washer/Dryers, humidifiers, electronic air cleaners
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10 years +/- Depends greatly on amount of use
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Dishwashers, Disposals, Microwaves
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10 years average. Again it depends largely on use
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Refrigerators, stoves and ovens
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15-20 years before replacement, but things will break
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Buried oil tanks
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25-30 years and then they tend to leak
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Aluminum wiring
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Homes built between 1964-1975
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Lead pipes
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Pre 1940
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Asbestos flooring 9” tiles
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Most were installed pre 1965 possible till 1978
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FRT plywood problems
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Most bad stuff was between 1978-1987
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Windows wood double hung
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25+ years. Repairs can always be made
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Windows vinyl or aluminum insulated glass
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15-20 years before most will have problems
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Asphalt driveways
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25-30 years
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Concrete work
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30-40 years depending on the concrete
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Decks pressure treated
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20-25 years with regular sealing
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Sliding glass doors
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15-20 years with a couple of screen doors in between
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Garage doors
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15-20 years in most cases, depends on the orientation
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These numbers are basic guidelines that should be considered, but in every home we inspect there are exceptions on both the high and low sides. There are lots of other factors that determine longevity including: quality of the installation, quality of the product, weather, use, and in the case of my 5 kid’s abuse.
Robert D. Hopkin
ASHI # 32080
MD Lic# 29402
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