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John Graham Lic #16000005054 

15 years of Professional
service
ASHI. Certified #206772
NAHI. Certified #10-9079
NYS. Termite #C1810801
Call 631-243-6642
516-942-0009

Cell Phone Call or Text @ 631-834-5448

Engineering Reports
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 Full Certified Member of all these Associations! 1997 - 2014

How long should the components that make up your house last before replacement?

Below are average life expectancies in years. Actual life may be different depending on quality, usage and external forces.

 

FOOTINGS AND FOUNDATIONS:
Poured footing and foundation 200
Concrete Block 100
Cement 50

Waterproofing:
 bituminous coating 10
 pargeting with ionite 20-30
 termite proofing 5
 baseboard system 20

ROUGH STRUCTURE:
Basement Floor System life
Framing life

SIDING:
Gutters and Downspouts 30
Siding:
 wood 10 yrs if constantly wet, 100 if properly maintained 10-100
 metal (steel) 50-life
 aluminum 20-50
 vinyl 50

PAINTS AND STAINS:
Exterior Paint on Wood, Brick, and Aluminum 7-10
Interior:
 wall paint 7-10
 trim and door 5-10
 wallpaper 7

FINISHES for waterproofing:
Paint, Plaster, and Stucco 3-5
Sealer, Silicone, and Waxes 1-5

INSULATION:
Foundation, Roof, Ceiling, Wall, and Floor life

MASONARY:
Chimney, Fireplace, and Brick Veneer life
Brick and Stone Walls 100+
Stucco and Mantels life

MATERIALS:
Caulking for sealer 8-10
Metal for coping 20-40
Mortar for walls 25+
Plastic for flashing 25+
MILLWORK:
Stairs 50-100
Rails and Disappearing Stairs 30-40

ROOFING:
Asphalt/Wood Shingles and Shakes dependent on environment, 15-30
Tile 50
Slate 50-100
Sheet Metal 20-50+
Built Up Roofing:
 asphalt 12-25
 coat and tar 12-30
 asphalt composition 15-30
 asphalt over lag 25-30

DOORS:
Screen 25-50
Interior:
 hollow core 10-30
 solid core wood 30-life
Exterior 20-50
 protected overhang 80-100
 unprotected 25-30
Folding 30-life
Garage Door 20-50
Garage Door Opener 10

WINDOWS:
Window Glazing 20
Wood Casement 20-50
Aluminum Casement 10-20
Screen 25-50

SHUTTERS:
Wood:
 interior life
 exterior 4-5
Plastic 7-8
Aluminum:
 interior 35-50
 exterior 3-5

FLOORS:
Oak or Pine life
Slate Flagstone life
vinyl sheet or tile 20+
Terrazzo life
Carpet 11
Marble life

CEILINGS:
Suspension Ceiling life
Acoustical Ceiling life

HOME SECURITY:
Intrusion System 14
Smoke Detector 12
Smoke/Fire/Intrusion 10

 

APPLIANCES:
Compactor 10
Dishwasher 10
Disposal 10
Dryer 14
Freezer:
 compact 12
 standard 16
Microwave Oven 11
Range:
 free standing electric 17
 free standing gas 19
 high oven, gas 14
Refrigerator:
 compact 14
 standard 17
Washer:
 automatic 13
 compact 13
Exhaust Fan 20

BATHROOMS:
Cast Iron Bathtub 50
Fiberglass Bathtub & Shower 10-15
Shower Door 25
Toilet 50

CABINETRY:
Kitchen Cabinets 15-20
Bath Vanity 20

COUNTERTOPS:
Laminate 10-15
Ceramic Tile high grade installation life
Wood/Butcher Block 20+
Granite 20+

WALLS & TREATMENTS:
Drywall and Plaster 30-70
Ceramic Tile life

ELECTRICAL:
Copper wiring:
 copper plated 100+
 copper clad aluminum 100+
Bare copper 100+
Insulation:
 armored cable (BX) life
 conduit life

HEATING, VENTILATION, A/C:
Air Conditioning Unit:
 central unit new units last longer 15
 window unit 10
Unit Compressor 15
Humidifier Gateway recommends immediate disconnection 8
Water Heater:depends on quality of water and type of lining
 electric 14
 gas 11-13
Forced Air Furnace, heat pump 15
Duct Work:
 plastic 15
 galvanized 30
Rooftop Air Conditioner 15
Boiler 30
Furnace, gas or oil fired 18
Unit Heater, gas or electric 13
Radiant Heater:
 electric 15
 hot water or steam 25
Air Terminals:
 diffuser, grill, or register 27
Induction and Fan-coil units 20
Damper 20
Fan:
 centrifugal 25
 axial 20
 ventilating roof mounted 20
Coils:
 DX, water or steam 20
 electric 15
Heat Exchanger 24
Molded insulation 20
Pump, Sump and Well 10
Burner 21

PLUMBING:
Waste Pipe:
 concrete 50-100
 cast iron 50-100
 plastic life
Supply Line:
 galvanized 50
 copper 80+
Faucets:
 high quality 15-20
 low quality 13-15

LANDSCAPING:
Wooden Deck 15
Brick or Concrete Patio 24
Tennis Court 10
Concrete Walk 24
Gravel Walk 4
Asphalt Drive 10
Swimming Pool 18
Sprinkler System 12
Fence 12

 

The numbers represent the maximum number of years you can reasonably expect various components of your home to last, as determined by a comprehensive survey of manufacturers, trade associations and researchers. Life expectancy may vary greatly depending on quality of material, installation, maintenance, environmental factors and use. Homespec only reports on conditions at the time of inspection, and does not warrant the life expectancy of homes or their components.
  NYS. License Home Inspector
John Graham #16000005054
ASHI. Certified #206772
NAHI. Certified #10-9079
NYS. Termite #C1810801
(516) 942-0009
( 631) 243-6642

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