Searching for the Perfect Home
Are you searching for the perfect home?
THE RULE IS 1%
When you consider the life cycle of every component of a home, the estimated annual cost of normal maintenance is 1% of the value of the home. One year you may replace the furnace, a few years later you replace the roof. In addition to unexpected repairs you average 1% a year. This rule, is a very good estimator and can be applied to very expensive and inexpensive homes. The home inspector service does not give quotes or estimates regarding replacement or repairs due to the simple fact that costs vary due to seasonal timing, contractor and other variables. NORMAL MAINTENANCE
A home is made up of cosmetics, structure, roof, exterior envelope and systems. The systems are components such as heating, plumbing, electrical and cooling. All components eventually wear out and need to be replaced. Each component has it’s own life cycle and homes tend to settle into a maintenance cycle, we will call normal maintenance. The home inspector during his home inspection service will advise the client what items require normal maintenance that he/she can repair themselves and what items require a qualified person for repair or replace.
THERE IS A MESSAGE BEING PRESENTED.
Any home buyer should have realistic expectations concerning the home they are about to purchase. A home that is 15 to 20 years old may require a new roof or a new furnace and air conditioning unit. The key word is may require. This should not intimidate you from purchasing a perfectly good home. This is just normal maintenance. The home inspector will say that it is a wise decision to budget for replacement given the age of the system or component.
HOW LONG DO HOME COMPONENTS LAST?
A home buyer should realize life cycles are averages and there are exceptions to the rule in every category. The BLT home inspector will educate his client during the home inspection concerning component and system life cycles.
| ROOF | |
| Quality shingles | 20- 25 years |
| Low slope shingles | 10 -15 years |
| Slate | 40-200 years |
| Tar and gravel roof | 15-20 years |
| Single ply roof membrane | 15-20 years |
| Roll roofing | 5-10 years |
| EXTERIOR | |
| Gutters and downspouts | 20-30 years |
| Copper gutters and downspouts | 50-100 year |
| Aluminum siding | 50 plus years |
| Wood and stucco finish | maintenance repairs |
| Deck | type of wood, man made 10 plus years |
| Asphalt driveway surface | 10-20 years |
| Driveway sealer | 1-3 years |
| Concrete driveway | up to 40 years |
| Structure | indefinite |
| INTERIOR | |
| Paint | 5 plus years |
| Windows | maintenance repairs |
| HEAT | |
| Conventional furnace | 18-25 years |
| Mid efficiency furnace | 18-25 years |
| High efficiency furnace | 18-21 years |
| Cast iron boiler | 35-50 years |
| Steel boiler | 20-30 years |
| Copper tube boiler | 10-20 years |
| Humidifier | 10 years |
| Electronic air filter | 10-20 years |
| COOLING | |
| Air conditioner | 10-20 years |
| PLUMBING | |
| Galvanized steel piping | 40-50 years |
| Copper pipe | indefinite |
| Toilet | 30-40 years |
| Sink | 12-20 years |
| Faucet | 10-15 years |
| Whirlpool | 15-25 years |
| Shower pan | not predictable |
| Tile bathtub enclosure | 10-50 years |
| Water softener | 5-15 years |
| Sump pump | 2-10 years |
| Water heater | 8-10 years |
| Water heaters | rentals are common |