Buyers should consider the life expectancy of major home systems as understanding these life spans is essential for budgeting future expenses and setting realistic expectations. It's important to note that while a home inspection doesn't specifically determine the life expectancy of systems or components, most home inspectors will provide general life expectancies as part of their reports.


Metal Roof

Modern homes typically have asphalt shingled roofs. While 15 and 20-year shingles were common in the past, newer installations usually involve minimum 25-year shingles. The lifespan of asphalt shingles can vary widely, influenced by factors like weather and roof ventilation. Double-layer shingle installations may result in the top layer lasting only half its intended lifespan. For the best results, we advise replacing the old layer with new shingles.

Central Heating and Air Conditioning (HVAC)

Air conditioning, HVAC service technician using gauges to check refrigerant

Typical HVAC systems include gas or oil-fired furnaces and boilers. With regular maintenance, furnaces can last about 15-20 years, while boilers made of steel or cast iron have life expectancies of around 20 and over 40 years, respectively. Central air conditioning and heat pump systems, with annual servicing and regular air filter changes, generally last 15-20 years. Older systems using Freon® (R-22) refrigerant, phased out after 2020, should be considered for replacement. Newer systems use Puron® (R-410a).

Water Heaters

tankless water heater

Tank-style water heaters in areas with hard water typically last about 8-12 years. Lack of maintenance and hard water softeners can reduce this lifespan. Tankless water heaters have a design life of over 20 years but require annual flushing, especially in areas with hard water.

Major Kitchen Appliances


Ovens and refrigerators have an average lifespan of around 20 years. Dishwashers and garbage disposals often last about half as long, with usage impacting their longevity. Regular maintenance is key for all appliances.

Siding Materials

Vinyl Siding Installation On A House In The South

Vinyl siding, common in many homes, can last over 30 years but may fade or suffer damage over time. Brick, often found in older homes, can last more than 100 years but requires regular inspection and maintenance, including tuck-pointing to address mortar deterioration.

While the life expectancy of home systems and components varies, homeowners and buyers should be aware of these general timelines. Proper maintenance can extend the life of these systems, making them critical aspects of homeownership.