In Search of the Perfect House


In Search of The Perfect House   

 


NORMAL MAINTENANCE
If you strip away the cosmetics, a house is made up of the structure, roof, building envelope and the systems of the house. The systems are things like heating, cooling, plumbing, and electrical. 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 even for very expensive and very inexpensive houses.

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
top quality asphalt shingles
low slope shingles
slate
tar & gravel roof (built up roof)
single ply roof membrane
roll roofing

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12 - 15 years
25 - 30 years
10 - 15 years
40 - 200 years
15 - 20 years
15 - 20 years
5 - 10 years

 

EXTERIOR
gutters & downspouts
copper gutters and downspouts
aluminum siding
wood siding
stucco
exterior paint
deck
asphalt driveway surface
driveway sealer
driveway
garage door opener

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20 - 30 years
50 - 100 years
50 plus years
maintenance dependent
maintenance dependent
4 - 6 years
10 - 20 years
10 - 20 years
1 - 3 years concrete
30 - 40 years
8 - 12 years

 

STRUCTURE
termite treatment

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10 - 20 years

 

HEATING
forced-air furnace
cast iron boiler
steel boiler
copper tube boiler
humidifier
electronic air filter

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18 - 25 years
35 - 50 years
20 - 30 years
10 - 20 years
5 - 10 years
10 - 20 years

 

COOLING
air conditioning condenser

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10 - 15 years

 

PLUMBING
galvanized steel supply pipe
copper pipe
toilet
sink
faucet
whirlpool bath
shower pan
submersible pump for well
suction or jet pump
water softener
sump pump
heater
tile bathtub enclosure

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40 - 50 years
indefinite
30 - 40 years
12 - 20 years
10 - 15 years
15 - 25 years
unpredictable
10 - 15 years
10 - 15 years
5 - 15 years
2 - 7 years water
8 - 12 years
10 - 50 years

 

INTERIOR
paint
windows

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5 - 10 years
maintenance dependent

 



Contents of this email is courtesy of Carson Dunlop & Associates.
Copyright 2011 Carson Dunlop & Associates Ltd. All rights reserved.

Todd Fryer

Todd Fryer

Real Estate Broker
CENTURY 21 Aberwin Realty Inc., Brokerage*
Contact Me

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