Oct 21

InterNACHI’s Estimated Life Expectancy Chart

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The following chart details the predicted life expectancy of household materials and components.
Interior and exterior paints can last for 15 years or longer, however homeowners often paint more frequently. Surface preparation is likely the most important determiner of paint life expectancy.
ADHESIVES, CAULK AND PAINTS
YEAR
Caulking
5-10
Paint
7
Roofing Adhesives
15+
Appliance life expectancy depends to a great extent on the use it receives. Furthermore, consumers often replace appliances long before they become worn out due to changes in styling, technology and consumer preferences. Of a home’s major appliances, gas ranges have the longest life expectancy.
APPLIANCES
YEARS
–>Air-Conditioners
8-15
Boilers
 20-35
Compactors
6
Dehumidifiers
 8
Dishwashers
 9
Disposers, Food waste
 12
Dryers
13
Exhaust Fans
10
Freezers
 10-20
Furnaces
15-25
Gas Ovens
10-18
Heat Pumps
16
Humidifiers
 8
Microwave Ovens
9
Range/Oven Hoods
14
Electric Ranges
13-15
Refrigerators
9-13
Washing Machine
5 -15
Water Heaters
10-11
BATHROOM
YEARS
Cast Iron Bathtub
50
Fiberglass  Bathtub and Shower
10-15
Shower Door
25
Toilet
50
Kitchens are in the process of becoming larger and more elaborate, and together with the family room, modern kitchens now form the “great room.”
Great rooms are a place to cook as well as a space where people gather to read, talk, eat, do homework, surf the Internet, and pay bills.
CABINETRY & STORAGE
YEARS
Bath Cabinets
100+
Closet Shelves 100+
Entertainment Centers/Home Office 10
Garage/Laundry Cabinets 100+
Kitchen Cabinets 50
Medicine Cabinets 20+
Modular/Stock Manufacturing Type
50
Walls and ceilings last the full lifespan of the home.
CEILINGS, WALLS & FINISHES
YEARS
Acoustical Ceiling
100+
Ceiling Suspension
100+
Ceramic Tile
100+
Standard Gypsum
100+
Natural stone countertops, which are less expensive than they were just a few years ago, are becoming more popular and one can expect them to last a lifetime. Cultured marble countertops have a shorter life expectancy, however.
COUNTERTOPS
YEARS
Cultured Marble
20
Natural Stone
100+
Laminate Countertops
20 – 30
Tile
100+
Wood
100+
Decks are exposed to a wide range of conditions in different climates, from wind and hail in some areas to relatively consistent, dry weather, in others. Under ideal conditions, they have a life expectancy of about 20 years but they can fail much sooner.
DECKS
YEARS
Deck Planks
25
Wood
10-30
Exterior fiberglass, steel and wood doors will last as long as the house, while vinyl and screen doors have a shorter life expectancy. Closet doors may last a lifetime, but French doors will fail sooner.
DOORS
YEARS
Closet (Interior)
100+
Fiberglass (Exterior)
100+
Fire-Rated Steel (Exterior)
100+
French (Interior)
 30-50
Screen (Exterior)
40
Vinyl (Exterior) 20
Wood (Exterior)
100+
Wood (Hollow Core Interior)
20 – 30
Wood (Solid Core Interior)
30 – 100+
Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30 years.
ENGINEERED LUMBER
YEARS
Engineered Trim
30
Laminated Strand Lumber
100+
Laminated Veneer Lumber
80+
Trusses
100+
FIXTURES & FAUCETS
YEARS
Accessible/ADA Products
100+
Enamel Steel Kitchen Sinks
5-10
Faucets
15-20
Modified Acrylic Kitchen Sinks
50
Saunas/Steam Rooms
15-20
Shower Enclosures/Modules
50
Shower heads
100+
Soapstone Kitchen Sinks
100+
Toilets/Bidets
100+
Whirlpool Tubs
20-50
Natural wood floorings may las as long as the house. Marble, slate, and granite are also expected to last for about 100 years, but require more maintenance. Vinyl floors last up to 50 years, linoleum about 25 years, and carpet between 8 and 10 years (with appropriate maintenance and normal traffic).
FLOORING
YEARS
All Wooden Floors
100+
Bamboo
100+
Brick Pavers
100+
Carpet
8-10
Concrete
50+
Engineered Wood
50+
Exotic Wood
100+
Granite
100+
Laminate
15-25
Linoleum
25
Marble
100+
Other Domestic Wood
100+
Slate
100
Terrazo
75+
Tile
75-100
Vinyl
25
Concrete and poured block footings and foundations will last a lifetime, assuming they were properly built. Termite proofing of foundations will last about 12 years if the chemical barriers put in place during construction are left intact. Waterproofing with bituminous coating lasts 10 years, but if it cracks it is immediately damaged.
FOOTING & FOUNDATIONS
YEARS
Baseboard System
50
Bituminous Coating Waterproofing
10
Cast Iron Waste Pipe (Above Ground)
60+
Cast Iron Waste Pipe (Below ground)
50 – 60
Concrete Block
100+
Concrete Waste Pipe
 100
Poured Footings and Foundations
100+
Pumps, Sumps, and Wells
5-12
Termite Proofing
12
Framing and structural systems have extended longevities; poured-concrete systems, timber frame houses and structural insulated panels will all last a lifetime. Wall panels and roof and floor trusses will also last a lifetime. Hardboard, softwood, and plywood last an average of 30 years, while OSB and particleboard are expected to last twice that long.
FRAMING & OTHER STRUCTURAL SYSTEMS
YEARS
Poured-Concrete Systems
100+
Structural Insulated Panels
100+
Timber Frame Homes
100+
Garage door openers are expected to last 10 to 15 years, and light inserts will last slightly longer.
GARAGES
YEARS
Garage Doors
20-25
Garage Door Openers
10-15
Light Inserts
20
Home technology systems have diverse life expectancies. While a built-in audio system will last 20 years, security systems and heat/smoke detectors have life expectancies of 5 to 10 years. Wireless home networks and home automation systems are expected to work properly for more than 50 years.
HOME TECHNOLOGY
YEARS
Built-in Audio
20
Home Automation Systems
100+
Security Systems
5-10
Smoke/Heat Detectors
Less Than 10
Wireless Home Networks
50+
Heating, ventilation, and air conditioning systems require regular maintenance in order to work properly, but even well-maintained systems only last 15 to 25 years. Furnaces, on average, last 15-20 years, heat pumps last 16 years, and air conditioning units last 10-15 years. Tankless water heaters last more than 20 years, while an electric or gas water heater has a life expectancy of about 10 years. Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.
HVAC
YEARS
Air Conditioners
10-15
Air Quality Systems
15
Attic Fans
15 – 25
Boilers
13-21
Burners
 10+
Central Air Conditioning Unite
12-15
Dampers
 20+
Dehumidifiers
8
Diffusers, Grilles, and Registers
 25
Ducting
 10
DX, Water, Or Steam
 20
Electric
 15
Electric Radiant Heater
40
Furnaces
 15-20
Heat Exchangers, shell + tube
10-15
Heat Pumps
 16
Heat Recovery Ventilators
 20
Hot Water or Steam Radiant Heater
 40
Induction and Fan-Coil Units
 10-15
Molded Insulation
 100+
Shell and Tube
20
Thermostats
 35
Ventilators 7
Water Heaters
20+
As long as they are not punctured, cut, or burned and are kept dry and away from UV rays, cellulose, fiberglass, and foam insulation materials will last a lifetime. This is true regardless of whether they were installed as loose fill, house wrap, or batts/rolls.
INSULATION & INFILTRATION BARRIERS
YEARS
Batts/Rolls
100+
Cellulose
100+
Fiberglass
100+
Foam
100+
House Wrap
100+
Loose Fill
100+
Ladders are expected to last a lifetime, but life expectancy of lifts is significantly shorter.
JOB SITE EQUIPMENT
YEARS
Ladders
 100+
Lifts
8-10
Copper plated wiring, copper clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical accessories and lighting controls may need to be replaced after 10 years.
LIGHTING & ELECTRICAL
YEARS
Accessories
10+
Bare Copper
100+
Copper Clad Aluminum
100+
Copper Plated
100+
Lighting Controls
10+
Masonry is one of the most enduring household components. Fireplaces, chimneys, and brick veneers can last the lifetime of a home.
MASONRY & CONCRETE
YEARS
Brick
100+
Sealer Caulking
2-20
Stone
100+
Veneer
100+
Custom millwork will last a lifetime, and all stairs – circular and spiral stairs, prebuilt stairs and attic stairs – are expected to last a lifetime.
MOLDING & MILLWORK
YEARS
Attic Stairs
100+
Custom Millwork
100+
Prebuilt Stairs
100+
Stair Parts
100+
Stairs, Circular & Spiral
100+
Lifetime of any wood product depend on level of moisture intrusion
PANELS
YEARS
Flooring Underlayment
25
Hardboard
30
Particleboard
60
Plywood
60
Softwood
30
Oriented-Strand Board
60
Wall Panels
100+
The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance. Slate, copper, and clay/concrete roofs have the longest life expectancy while roofs made of asphalt shingles, fiber cement or wood shakes will fail sooner.
ROOFING
YEARS
Aluminum Coating
3-7
Asphalt Shingles (3 – tab)
20
Asphalt (Architectural)
30
BUR (Built-up Roof)
30
Clay/Concrete
 100+
Coal and Tar
30
Copper
100+
EPDM (Ethylene Propylene Diene Monomer) Rubber
15 – 25
Fiber Cement
 25
Modified Bitumen
20
Simulated Slate
50
Slate
50+
TPO
7 – 20
Wood
 30
Outside materials typically last a lifetime. Brick, vinyl, engineered wood, stone (both natural and manufactured), and fiber cement will last as long the house. Exterior wood shutters are expected to last 20 years, depending on weather conditions. Gutters have a life expectancy of more than 50 years if made of copper and for 20 years if made of aluminum. Copper downspouts last 100 years or more, while aluminum ones will last 30 years.
SIDING & ACCESSORIES
YEARS
Aluminum Downspouts
30
Aluminum Gutters
20
Aluminum/Interior Shutters
10+
Brick
100+
Copper Downspouts
100
Copper Gutters
50+
Engineered Wood
100+
Fiber Cement
100+
Galvanized Steel Gutters/Downspouts
20
Manufactured Stone
100+
Soffits/Fascias
50
Stone
100+
Stucco
50 – 100
Trim
25
Vinyl 100+
Wood/Exterior Shutters 20
Wood/Interior Shutters 15+
Most landscaping elements have a life expectancy of 15 to 25 years. Sprinklers and valves last about 20 years, while underground PVC piping has a lifespan of 25 years. Polyvinyl fences are designed to last as long as the house, and asphalt driveways should last between 15 and 20 years. Tennis courts can last a lifetime if they are recoated; most coatings last 12 to 15 years. The concrete shell of a swimming pool is expected to last more than 25 years, but the interior plaster and tile have life expectancies of about 10 to 25 years.
SITE & LANDSCAPING
YEARS
American Red Clay
100+
Asphalt Driveway
15-20
Asphalt with Acrylic Coating or Cushion
12-15
Brick & Concrete Patios
15-25
Clay Paving
 100+
Cleaning Equipment(Swimming Pool)
 7-10
Coating
 5-7
Concrete Shell (Swimming Pool)
 25+
Concrete Walks
40- 50
Controllers
15
Decking(Swimming Pool)
15
Fast-Dry Green Tennis Court 100+
Fast-Dry with Subsurface
100+
Gravel Walks
4-6
Interior Finish( Swimming Pool)
10-35
Polyvinyl Fences 100+
Sprinklers 10-14
Underground PVC Piping 60+
Valves
 20
Waterline Tile ( Swimming Pool)
10
Aluminum windows are expected to last between 15 and 20 years while wooden windows should last nearly 30 years.
SKYLIGHTS & WINDOWS
YEARS
Aluminum/Aluminum Clad
15-20
Window Glazing 10+
Vinyl Windows
20 – 40
Wood
30+

Note: Life expectancy varies with usage, weather, installation, maintenance and quality of materials. Items listed as lasting 100+ years, especially those that open and close, often fail prematurely due to misuse or overuse. This list should be used only as a general guideline, not as a guarantee or warranty regarding the performance or life expectancy of any product.

For the best inspector in your neighborhood, visit:  www.InspectorSEEK.com

Oct 19

Vendor, Listing Agent pre inspection check list

Home Inspection Resources 1 Comment »

Following are some helpful hints if you’re a Seller, and some helpful hints for your Seller if you’re the agent.

Don’t do something that you’re not comfortable doing; hire a professional do to it.

OUTSIDE

  1. _____Check that doorbells work.
  2. _____Check for missing roof shingles.
  3. _____Check for loose/damaged/clogged gutters/downspouts.
  4. _____Check attic ventilation and condition of vent screens.
  5. _____Check to see if there is standing water, especially near the foundation, after irrigation or rainfall.
  6. _____Check for cracks in foundation walls.
  7. _____Check structure (including attic and foundation crawl space) for pests (termites, wasps, spiders, nests, etc.).
  8. _____Check exterior weatherproofing (stain, paint, etc.).
  9. _____Check for any wood in direct contact with soil, including fences and gates.
  10. _____Check for loose wiring (electric, cable, phone) and poor wire terminations.
  11. _____Check for holes and damage to siding, doors, windows, and trim so that structure is weatherproof.
  12. _____Check condition of fences or gates (leaning, damaged).
  13. _____Check that any exterior outlets are weatherproofed and not in permanent use for any landscape lighting.
  14. _____Check condition of landscape components (retaining walls, landscaper timbers, etc.).
  15. _____Check for overgrown vegetation, especially in walkways; growing on siding, roof, chimney, fences, or in gutters; or too close to utility lines.
  16. _____Check for trip hazards in walkways, driveways, and stairways (deterioration, vegetation, etc.)
  17. _____Check for loose, missing, or rusted guardrails and handrails at stairways, decks, balconies, and porches.
  18. _____Check that landscape lighting/irrigation systems work, and that sprinklers don’t spray on fences or buildings.
  19. _____Check condition of pool and spa, and related equipment and utilities.
  20. _____Check that ponds, fountains, and waterfalls, and related utilities, work properly and are protected from children.


PLUMBING

  1. _____Check that seismic straps are on the water heater.
  2. _____Check that stoppers work in bathtubs and sinks.
  3. _____Check for clogged drains.
  4. _____Check that toilet seat bolts and screws are tight.
  5. _____Check that faucets don’t drip or leak around the base.
  6. _____Check stop action on faucet handles.
  7. _____Check condition of caulk/grout in bathtubs/showers.
  8. _____Check insulation on water pipes in foundation crawl space and attic.
  9. _____Check for safe and easy access to water shutoff valves (street curb, water heater, sinks, toilets, etc.).
  10. _____Check for safe and easy access to any gas shutoff valves (meter, furnace, water heater, etc.).
  11. _____Check for loose toilets and loose toilet tanks.


ELECTRICAL

  1. _____Check for safe and easy access to electric panels and main circuit breaker.
  2. _____Check that ceiling fans work on all speeds.
  3. _____Check for burned out lights, including ceiling fans.
  4. _____Check for damaged or loose outlets and light switches, including covers for outlets and switches.
  5. _____Check for unplugged appliances, and unplug anything that is unnecessary to facilitate outlet testing by the Buyer’s property inspector.
  6. _____Remove extension cords and outlet multipliers.
  7. _____Check that outlets work.
  8. _____Check for outdated two-prong outlets and upgrade them to three-prong outlets.
  9. _____Check for properly working GFCI outlets in kitchen, bathrooms, garage, and exterior.
  10. _____Check that exhaust fans work in kitchen, bathrooms, and laundry area.
  11. _____Check that any electrical junction boxes have covers.


INSIDE

  1. _____Check condition of towel holders and bathroom tissue holders.
  2. _____Check condition of bathtubs, showers, and shower doors, and replace old shower curtains.
  3. _____Check that safety seal shows on floor-to-ceiling windows and glass doors.
  4. _____Check that carbon monoxide alarms work.
  5. _____Check that smoke alarms work, and that they are present on each floor of multi-story houses.
  6. _____Check for loose kitchen and bathroom countertops.
  7. _____Check ease of operation for doors (including closet doors and cabinet doors), drawers, and windows, including windows nailed or painted shut.
  8. _____Check for missing, loose, or damaged hardware on doors (including closet doors and cabinet doors), drawers (stops and guides), and windows.
  9. _____Check for loose glass panes in windows and doors, as well as glass with holes or cracks in them.
  10. _____Check that latches/locks work on doors (including closet doors and cabinet doors), drawers, and windows.
  11. _____Check for damage to screen windows.
  12. _____Remove excessive storage (closets, attic, garage).
  13. _____Check for damage to walls and ceilings that need to be patched and painted.
  14. _____Check for moisture stains on ceilings and walls; around doors and windows; near sinks, toilets, bathtubs, and showers; and near the dishwasher.
  15. _____Check for loose, missing, or damaged guardrails and handrails in stairways.
  16. _____Check for loose, broken or missing baseboards and door and window moldings.
  17. _____Check for cracked tiles or deteriorated grouting in kitchen and bathrooms.
  18. _____Check that kitchen appliances work.
  19. _____Check that an anti-tip device is installed on the range.


MISCELLANEOUS

  1. _____Let dogs and cats vacation for a few hours with a family member, friend, or at a pet spa. Check that other pets (birds, snakes, rodents, etc.) are caged.
  2. _____Certain items should be inspected annually due to their inherently dangerous nature. These include gas-using appliances, pool/spa equipment, roof, and the fireplace and chimney. If they have not been inspected within the last 12 months, having it done now can make escrow go more smoothly.
  3. _____Check that filters are in place and clean (kitchen range hood, heating/cooling, bathroom fans, etc.)
  4. _____Check for soot, cobwebs, and wildlife in the fireplace and lower areas of the chimney.
  5. _____The Chimney Safety Institute of America (CSIA) recommends that the fireplace and chimney undergo a Level II inspection any time real estate ownership is transferred, and I recommend having that done prior to the Buyer’s inspection.
  6. _____Check that the fireplace damper opens/closes easily.
  7. _____Check for manufacturer installation guides, operating instructions, or user guides that you can provide to the buyer, especially for kitchen appliances; heating and cooling system; water heater; security, irrigation, fire suppression, central cleaning, and water modification systems; water well; and septic system.
  8. _____Many property inspectors exclude inspection and testing of some specialized systems, such as security and irrigation systems. Once you get the Buyer’s inspection report, note what the Inspector did and did not do or could and could not do. Offer to meet with the Buyer to demonstrate how those systems are operated and maintained, and provide the contact information for any companies that regularly service the systems.
  9. _____Check for receipts and warranty papers for any work done on the property, particularly for inspections and work done to prepare the property for sale.
Oct 14

Why do I need a home inspection?

Home Inspection News No Comments »

A quick look at why an independent home inspection is a good idea.

Oct 14

Are all home inspectors equal?

Home Inspection News 1 Comment »

Home Inspectors are licensed in the Province of British Columbia. Does this mean they are all equal? Absolutely NOT!

When the licensing was introduced back in April 2009 the BC Government and the BPCPA allowed inspectors that are non members of the designated associations a 2 year grace period to update and join. Some inspectors were issued a licence under a transitional status (grandfathered).

This was granted to prevent home inspectors that have been conducting business for years from shutting down overnight and suffering significant financial implications. In order to be a member of a designated association (CAHPI, ASTTBC, NCP) you must pass entrance exams, academic training, supervised inspections (mentoring), submit reports for evaluation, continuing education credits, follow a standards of practice and code of ethics including being held accountable by the association.

Home Inspectors that are not a member of a designated association DO NOT have to meet any of these requirements until the 2 year grace period is over. At the end of the transitional stage (April 2011) they will have to meet the requirements of a designated association or hand in their licence. You should be leery about the inspectors that do not have credentials.

This may be misleading to the general public as some home inspectors are still conducting business as they were before the licensing. Therefore, the consumer should research, interview and make an effort to find the right home inspector.

Look for an inspector on the internet or in the yellow pages. It is not advisable to take the first inspector a Realtor may offer without doing some research as opportunity for conflict of interest may exist. Ask many questions such as:

  • What is the home inspectors training? Academic training plus experience is essential.
  • What type of equipment does the inspector use? Some inspectors use state of the art technology like infrared.
  • Does the inspector have any references? References should always be available by a reputable company.
  • How long does a home inspection take? Some inspectors are more thorough and take longer.
  • Can the client attend the inspection? It is a good idea to attend, ask questions.
  • What is in the report and how thorough is it? Detailed custom reports with pictures are better. Ask for a sample.
  • What association does the inspector belong to? Must be at least one of the approved (CAHPI, ASTTBC, NCP).
  • What was the last continuing education course the inspector has taken? Good inspectors are always learning.
  • What makes the inspector different from the rest? Licensing is a minimum, what does the inspector offer more then the standard.

consumer_alert_iconSome Home Inspectors are not on a Realtor’s list of preferred inspectors and are blacklisted for being too thorough or an ”alarmist”. These licensed inspectors typically provide a technical, thorough, detailed, independent service working in the best interest of their client(s) and should be considered during the real estate purchase.

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