ALL SERVICES

InterNACHI's Estimated Life Expectancy Chart for Florida Homes

The following chart details the predicted life expectancy of appliances, products, materials, systems and components for homes in the state of Florida. (It may also be applicable to states in the nearby coastal region with similar climate and weather conditions on a typical basis.)

While many components and systems in homes located in Florida and the surrounding area have service life expectancies that are comparable to those anywhere else in the U.S., those items that are regularly exposed to saltwater, wind, sun and heat are particularly vulnerable to premature failure compared to items installed in homes located elsewhere. These guidelines attempt to address those differences.

Furthermore, Florida inspectors are subject to state requirements for reporting deficiencies based on expected service life:

468.8323 Home inspection report. Upon completion of each home inspection for compensation, the home inspector shall provide a written report prepared for the client.

(1) The home inspector shall report:
(a) on those systems and components inspected that, in the
professional opinion of the inspector, are significantly deficient or
are near the end of their service life;
(b) if not self-evident, a reason why the system or component reported
under paragraph (a) is significantly deficient or near the end of its
service life.

(For a comparison of service life expectancies in other areas of the U.S., see InterNACHI's Estimated Life Expectancy Chart for Homes.)

Consumers, inspectors, and professionals advising their clients should note that these life expectancies have been determined through research and testing based on regular recommended maintenance and conditions of normal wear and tear, and not extreme weather (or other) conditions, neglect, over-use or abuse. Therefore, they should be used as guidelines only, and not relied upon as guarantees or warranties.

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Surface preparation and paint quality are the most important determinants of a paint's life expectancy. Ultraviolet (UV) rays can shorten life expectancy, especially in coastal regions that experience a lot of sunshine and heat, as well as wind-driven rain. Additionally, conditions of high humidity indoors or outdoors can affect the lifespan of these components, which is why they should be maintained seasonally.

ADHESIVES, CAULK & PAINTS

YEARS

Caulking (interior)

5 to 8

Caulking (exterior)

1 to 3

Construction Glue

10+

Paint (exterior)

Paint (interior)

8 to 12

Roofing Adhesives/Cements

Sealants

Stains

2 to 6

Appliance life expectancy depends to a great extent on the use it receives. Furthermore, consumers often replace appliances long before they become worn out due to changes in styling, technology and consumer preferences.

APPLIANCES

YEARS

Air Conditioner (portable/window)

5 to 7

Compactors (trash)

Dehumidifier

Dishwasher

Disposal (food waste)

Dryer Vent (plastic)

Dryer Vent (steel)

Dryer (clothes)

Exhaust Fans

Freezer

10 to 20

Gas Oven

10 to 18

Hand Dryer

10 to 12

Humidifier (portable)

8 (if used)

Microwave Oven

Range/Oven Hood

Electric Range

13 to 15

Gas Range

15 to 17

Refrigerator

9 to 13

Swamp Cooler

5 to 15

Washing Machine

5 to 15

Whole-House Vacuum System

Modern kitchens are larger and more elaborate, and together with the family room, modern kitchens now form the “great room.”

CABINETRY & STORAGE

YEARS

Bathroom Cabinets

50+

Closet Shelves 100+

Entertainment Center/Home Office10

Garage/Laundry Cabinets70+

Kitchen Cabinets50

Medicine Cabinet25+

Modular (stock manufacturing-type)

Walls and ceilings last the full lifespan of the home.

CEILINGS & WALLS

YEARS

Acoustical Tile Ceiling

40+ (older than 25 years may contain asbestos)

Ceramic Tile

70+

Concrete

75+

Gypsum

Wood Paneling

20 to 50
Suspended Ceiling

25+

Natural stone countertops, which are less expensive than they were just a few years ago, are becoming more popular, and one can expect them to last a lifetime. Cultured marble countertops have a shorter life expectancy, however.

COUNTERTOPS

YEARS

Concrete

Cultured Marble

Natural Stone

100+

Laminate

20 to 30

Resin

10+

Tile

100+

Wood

100+

Decks are exposed to a wide range of conditions in different climates, from wind and hail in some areas, to relatively consistent, dry weather in others. See FASTENERS & STEEL section for fasteners.

DECKS

YEARS

Deck Planks

Composite

8 to 15

Structural Wood

5 to 20

Exterior fiberglass, steel and wood doors will last as long as the house, while vinyl and screen doors have a shorter life expectancy. The gaskets/weatherstripping of exterior doors may have to be replaced every five to eight years.

DOORS

YEARS

Closet (interior)

100+

Fiberglass (exterior)

100+

Fire-Rated Steel (exterior)

100+

French (interior)

30 to 50

Screen (exterior)10

Sliding Glass/Patio (exterior)

10 (for roller wheel/track repair/replacement)

Vinyl (exterior)10

Wood (exterior)

30+

Wood (hollow-core interior)

20 to 30

Wood (solid-core interior)

30 to 100+

Copper-plated wiring, copper-clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical accessories and lighting controls, such as dimmer switches, may need to be replaced after 10 years. GFCIs could last 30 years, but much less if tripped regularly. Remember that faulty, damaged or overloaded electrical circuits or equipment are the leading cause of house fires, so they should be inspected regularly and repaired or updated as needed.

ELECTRICAL

YEARS

Accessories

10+

Arc-Fault Circuit Interrupters (AFCIs)

30
Bare Copper

100+

Bulbs (compact fluorescent)

8,000 to 10,000+ hours

Bulbs (halogen)

4,000 to 8,000+ hours

Bulbs (incandescent)

1,000 to 2,000+ hours

Bulbs (LED)

30,000 to 50,000+ hours

Copper-Clad Aluminum

100+

Copper-Plated

100+

Fixtures

Ground-Fault Circuit Interrupters (GFCIs)

up to 30

Lighting Controls

30+

Residential Propane Backup Generator

Service Panel

Solar Panels

20 to 30

Solar System Batteries

3 to 12

Wind Turbine Generator

Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30 years.

ENGINEERED LUMBER

YEARS

Engineered Joists

80+

Laminated Strand Lumber

100+

Laminated Veneer Lumber

80+

Trusses

100+

Fastener manufacturers do not give lifespans for their products because they vary too much based on where the fasteners are installed in a home, the materials in which they're installed, and the local climate and environment. However, inspectors can use the guidelines below for humid and coastal environments to make educated judgments about the materials they inspect.

FASTENERS, CONNECTORS & STEEL

YEARS

Adjustable Steel Columns

50+

Fasteners (bright)

25 to 40

Fasteners (copper)

50 to 65

Fasteners (electro-galvanized)

10 to 30

Fasteners (hot-dipped galvanized)

15 to 60

Fasteners (stainless)

100

Steel Beams

50 to 100+

Steel Columns
100+

Steel Plates
35 to 75

Flooring life is dependent on maintenance and the amount of foot traffic the floor endures.

FLOORING

YEARS

All Wood Floors

100+

Bamboo

100+

Brick Pavers

100+

Carpet

8 to 10

Concrete

50+

Engineered Wood

50+

Exotic Wood

100+

Granite

100+

Laminate

15 to 25

Linoleum

Marble

100+

Other Domestic Wood

100+

Slate

100

Terrazzo

75+

Tile

75 to 100

Vinyl

Concrete and poured-block footings and foundations will last a lifetime, assuming they were properly built. Waterproofing with bituminous coating lasts 10 years, but if it cracks, it is immediately damaged.

FOUNDATIONS

YEARS

Baseboard Waterproofing System

Bituminous-Coating Waterproofing

6
Concrete Block

75+

Insulated Concrete Forms (ICFs)

Post and Pier

15 to 45

Post and Tensioned Slab on Grade

80+

Poured-Concrete Footings and Foundation

80+

Slab on Grade (concrete)

75
Wood Foundation

5 to 20

Permanent Wood Foundation (PWF; treated)

50 to 75

Framing and structural systems have extended longevities; poured-concrete systems, timber-frame houses, and structural insulated panels will all last a lifetime.

FRAMING

YEARS

Log

75+
Poured-Concrete Systems

80+

Steel

75+

Structural Insulated Panels (SIPs)

75+

Timber Frame

80+

The quality and frequency of use will affect the longevity of garage doors and openers.

GARAGES

YEARS

Garage Doors

10 to 30

Garage Door Openers

10 to 15

Home technology systems have diverse life expectancies and may have to be upgraded due to evolution in technology.

HOME TECHNOLOGY

YEARS

Built-In Audio

Carbon Monoxide Detectors*
5

Doorbells

Home Automation System

5 to 50

Intercoms

Security System

5 to 20

Smoke/Heat Detectors*

less than 10

Wireless Home Network

5 to ?

* Batteries should be changed at least annually.

Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.

HVAC

YEARS

Air Conditioner (central)

5 to 12

Air Exchanger

Attic Fan

15 to 25

Boiler

40 (if installed)

Burner

10+

Ceiling Fan

5 to 10

Condenser

5 to 7 (for coastal areas, or 15 to 20 inland)

Dampers

20+

Dehumidifier

Diffusers, Grilles and Registers

Ducting

60 to 100

Electric Radiant Heating

Evaporative Cooler

15 to 25 (if installed)

Furnace

15 to 25 (if installed)
Gas Fireplace

15 to 25

Handler Coil

1 to 3

Heat Exchanger

10 to 15

Heat Pump

10 to 15

Heat-Recovery Ventilator

Hot-Water and Steam-Radiant Boilers

Humidifiers

12 (if installed)

Induction and Fan-Coil Units

10 to 15Chimney Cap (concrete)

50+

Chimney Cap (metal)

8 to 10

Chimney Cap (mortar)

10+

Chimney Flue Tile

20+

Thermostats

Ventilator7

As long as they are not punctured, cut or burned, and are kept dry and away from UV rays, cellulose, fiberglass and foam insulation materials will last a lifetime. This is true regardless of whether they were installed as loose-fill, housewrap, or batts/rolls.

INSULATION & INFILTRATION BARRIERS

YEARS

Batts/Rolls

100+

Black Paper (felt paper)

15 to 30

Cellulose

100+

Fiberglass

100+

Foamboard

100+

Housewrap

80+

Liquid-Applied Membrane

Loose-Fill

100+

Rockwool

100+

Wrap Tape

80+

Masonry is one of the most enduring household components. Fireplaces, chimneys and brick veneers can last the lifetime of the home.

MASONRY & CONCRETE

YEARS

Brick

75+

Insulated Concrete Forms (hybrid block)

75+

Concrete Masonry Units (CMUs)

75+

Man-Made Stone
15

Masonry Sealant

2 to 10

Stone

75+

Stucco/EIFS

25+

Veneer

75+

Custom millwork and stair parts will last a lifetime and are typically only upgraded for aesthetic reasons.

MOLDING, MILLWORK & TRIM

YEARS

Attic Stairs (pull-down)

Custom Millwork

100+

Pre-Built Stairs (interior)

100+

Stair Parts (interior)

100+

Stairs (interior)

100+

The lifetime of any interior wood product depends heavily on moisture intrusion.

PANELS

YEARS

Flooring Underlayment

Hardboard

Particleboard

Plywood

100

Softwood

Oriented Strand Board (OSB)

Wall Panels

100+

The quality of plumbing fixtures varies dramatically. The mineral content of water can shorten the life expectancy of water heaters and clog showerheads. Also, some finishes may require special maintenance with approved cleaning agents per the manufacturers in order to last their expected service life.

PLUMBING, FIXTURES & FAUCETS

YEARS

ABS and PVC Waste Pipe

50 to 80

Accessible/ADA Handles

100+

Acrylic Kitchen Sink

Cast-Iron Bathtub

100

Cast-Iron Waste Pipe (above ground)

Cast-Iron Waste Pipe (below ground)

50 to 60

Concrete Waste Pipe

100+

Copper Water Lines

Enameled Steel Kitchen Sink

5 to 10

Faucets and Spray Hose

15 to 20

Fiberglass Bathtub and Shower

Gas Lines (black steel)

Gas Lines (flex)

Hose Bib

20 to 30

Instant (on-demand) Water Heater

PEX
40

Plastic Water Lines

Saunas/Steam Room

15 to 20

Sewer Grinder Pump

Shower Enclosure/Module

Shower Doors

Showerheads

100+ (if not clogged by mineral/other deposits)

Soapstone Kitchen Sink

100+

Sump Pump

Toilet Tank Components

Toilets, Bidets and Urinals

100+ (if not cracked)

Vent Fan (ceiling)

5 to 10

Vessel Sink (stone, glass, porcelain, copper)

5 to 20+

Water Heater (conventional)

6 to 12

Water Line (copper)

Water Line (plastic)

Well Pump

Water Softener

Whirlpool Tub

20 to 50

Radon mitigation systems have but one moving part: the radon fan.

RADON SYSTEMS

YEARS

Air Exchanger

Barometric Backdraft Damper/Fresh-Air Intake

Caulking

5 to 10

Labeling

Manometer

Piping

50+

Radon Fan

5 to 8

The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance. Hot climates drastically reduce asphalt shingle life. Roofs in areas that experience severe weather, such as hail, tornadoes and/or hurricanes may also experience a shorter-than-normal lifespan overall or may incur isolated damage that requires repair in order to ensure the service life of the surrounding roofing materials.

ROOFING

YEARS

Aluminum Coating

2 to 6

Asbestos Shakes

30 to 50+

Asphalt Shingles (3-tab)

10 to 12

Asphalt (architectural)15 to 20

BUR (built-up roofing)

5 to 15

Clay/Concrete

80+

Coal and Tar

Copper

50+

EPDM (ethylene propylene diene monomer) Rubber

10 to 15

Fiber Cement

Green (vegetation-covered)

5 to 20

Metal

17 to 20

Modified Bitumen

10Simulated Slate

10 to 25

Slate

50+

TPO10 to 12

Wood

Exterior siding materials typically last a lifetime. Some exterior components may require protection through appropriate paints or sealants, as well as regular maintenance. Also, while well-maintained and undamaged flashing can last a long time, it is their connections that tend to fail, so seasonal inspection and maintenance are strongly recommended.

SIDINGS, FLASHING & ACCESSORIES

YEARS

Aluminum Siding

20 to 35

Aluminum Gutters, Downspouts, Soffit and Fascia

15 to 35+

Asbestos Shingle

Brick

80+

Cementitious

80+

Copper Downspouts

Copper Gutters

40+

Engineered Wood

80+

Fiber Cement

75+

Galvanized Steel Gutters/Downspouts

Manufactured Stone

80+

Stone

80+

Stucco/EIFS

25+

Trim18

Vinyl Siding
50

Vinyl Gutters and Downspouts

20+

Wood/Exterior Shutters15

Site and landscaping elements have life expectancies that vary dramatically.

SITE & LANDSCAPING

YEARS

American Red Clay

75+

Asphalt Driveway

10 to 15

Brick and Concrete Patio

8 to18

Clay Paving

75+

Concrete Walks

30+

Controllers

Gravel Walks

4 to 6

Mulch

1 to 2

Polyvinyl Fencing75+

Sprinkler Heads8 to 12

Underground PVC Piping50+

Valves

12 to 15

Wood Chips

1 to 5

Wood Fencing

Swimming pools are comprised of many systems and components, all with varying life expectancies, depending on their exposure to climatic and weather conditions. Also, proper maintenance is key, especially concerning the pool water's chemical balance.

SWIMMING POOLS

YEARS

Chlorine Generator (salt water)

Cover

3 to 5

Deck Finish (acrylic)

Diving Board

8 to 10

Gas Heater

3 to 5

Filter (sand)

5 to 10 (sand must be replaced every 3 years)

Filter (cartridge)

Filter Grid (DE)

Heat Pump

5 to 8

Interior Finish

10 to 20

Motor*

5 to 8

Vinyl Liner

8 to 10

Pool Lights (fiber optic)

3 to 5

Pool Lights (incandescent)

Pool Lights (LED)

5 to 7

Pool Water Heater

PVC Ball Valve

up to 2

Shell (concrete)

20+

Shell (fiberglass)

20+

Solar Heater

10 to 20

Waterline Tile

10+

* Replacement motors tend to last half the lifespan of their original counterparts.

Aluminum windows are expected to last between 15 and 20 years, while wooden windows should last nearly 30 years.

WINDOWS

YEARS

Aluminum/Aluminum-Clad

10 to 15

Double-Pane

5 to 15

Skylights

5 to 15

Jalousie

30 to 40

Window Glazing8+

Vinyl/Fiberglass Windows

10 to 30

Wood

15+

Note: Life expectancy varies with usage, weather, installation, maintenance, and quality of materials. This list should be used only as a general guideline and not as a guarantee or warranty regarding the performance or life expectancy of any appliance, product, system or component.