Call Now: 613.402.1414
In need of a Home Inspector in Ottawa?

NCR Home Inspection

  • Facebook - White Circle
  • Google+ - White Circle
  • YouTube - White Circle
  • Instagram - White Circle

© 2015-2019 NCR Home Inspection Inc.

In Search of The Perfect House

June 2, 2015

 

If you strip away the cosmetics, a house is made up of the structure, roof, exterior envelope and the “systems” of the house. The “systems” are things like heating, plumbing, electrical and cooling.

 

All components and systems eventually wear out. Fortunately, they don’t all wear out at the same time. Different components have different life cycles. Houses tend to settle into what you might call a “normal maintenance pattern”.

 

 

THE 1% RULE

 

When you consider the life cycle of every component of a house, a reasonable annual estimate of the cost of normal maintenance is 1% of the value of the house. One year you may replace the furnace; a few years down the road you may re-surface the roof. Throw in the odd unexpected repair in between and you average 1% per year. It’s incredible but this rule is not far off, both for very expensive and very inexpensive houses.

 

 

WHAT’S THE MESSAGE HERE?

 

A homebuyer should arrive at the home inspection with realistic expectations. If you are buying a 12-15 year old home, let’s face it, you may need a new roof covering. If you are buying a 60 year old home, you may have to update some plumbing. Don’t let this scare you away from a perfectly good home.

 

 

HOW LONG DOES IT LAST?

 

Here is a short list of typical life cycles of the most common components of the home. Please keep in mind that there will be exceptions in every category.

 

 

ROOF

 

conventional asphalt shingles ……………………………………………………12 – 15 years

top quality asphalt shingles ………………………………………………………25 – 30 years

low slope shingles ………………………………………………………………….10 – 15 years

slate…………………………………………………………………………………….40 – 200 years

tar & gravel roof (built up roof)……………………………………………………..15 – 20 years

single ply roof membrane ………………………………………………………….15 – 20 years

roll roofing………………………………………………………………………………5 – 10 years

 

 

EXTERIOR

 

gutters & downspouts ……………………………………………………………..20 – 30 years

copper gutters and downspouts …………………………………………………50 – 100 years

aluminum siding …………………………………………………………………….50 plus years

wood siding……………………………………………………………………….. maintenance dependent

stucco……………………………………………………………………………… maintenance dependent

exterior paint …………………………………………………………………………..4 – 6 years

deck…………………………………………………………………………………….10 – 20 years

asphalt driveway surface……………………………………………………………10 – 20 years

driveway sealer ………………………………………………………………………..1 – 3 years

concrete driveway………………………………………………………………………………..30 – 40 years

garage door opener……………………………………………………………………8 – 12 years

 

 

HEAT 

 

conventional furnace …………………………………………………………………20 – 25 years

mid efficiency furnace ……………………………………………………………….20 – 25 years

high efficiency furnace…………………………………………..unknown, suspect < 20 years

cast iron boiler …………………………………………………………………………35 – 50 years

steel boiler ……………………………………………………………………………..20 – 30 years

copper tube boiler……………………………………………………………………..10 – 20 years

humidifier …………………………………………………………………………………5 – 10 years

electronic air filter………………………………………………………………………10 – 20 years

 

 

COOLING 

 

air conditioning condenser ………………………………………………………….10 – 15 years

 

 

PLUMBING 

 

galvanized steel supply pipe ………………………………………………………………. 40 – 50 years

copper pipe …………………………………………………………………………………………. indefinite

toilet…………………………………………………………………………………………….. 30 – 40 years

sink …………………………………………………………………………………………….. 12 – 20 years

faucet…………………………………………………………………………………………… 10 – 15 years

whirlpool bath ………………………………………………………………………………… 15 – 25 years

shower pan……………………………………………………………………………………. unpredictable

submersible pump for well …………………………………………………………………. 10 – 15 years

suction or jet pump ………………………………………………………………………….. 10 – 15 years

water softener ………………………………………………………………………………….. 5 – 15 years

sump pump ………………………………………………………………………………………. 2 – 7 years

water heater…………………………………………………………………………………….. 8 – 12 years

tile bathtub enclosure ………………………………………………………………………. 10 – 50 years

 

 

INTERIOR

 

paint………………………………………………………………………………………………… 5 – 10 years

windows ………………………………………………………………………….. maintenance dependent

 

Copyright 2015/2016 Carson, Dunlop & Associates Ltd. All rights reserved.

No text may be copied from this article without the express written permission of Carson, Dunlop & Associates Ltd.

Please reload

Recent Posts

February 15, 2019

November 1, 2018

Please reload

Please reload

Categories
Please reload