This chart puts four sources side by side, so you can see where they agree and where they do not: the National Association of Home Builders' 2007 study, the InterNACHI home inspector chart, the estimated useful life table HUD uses for property assessments, and manufacturer and government figures where they exist. The "typical lifespan" column is our summary of where the sources overlap.
Download the chart (CSV, 36 rows)
Water and plumbing
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| Item | Typical lifespan | NAHB 2007 | InterNACHI | HUD | Other sources |
|---|---|---|---|---|---|
| Water heater, tank | 8 to 12 years | Electric 11, gas 10 | 6 to 12 | 12 | Rheem and A. O. Smith: 8 to 12 |
| Tankless water heater | 15 to 20+ years | 20+ | 10 | 20 | Rheem 15 to 20+; A. O. Smith 15 to 20; DOE more than 20; Fannie Mae 10 |
| Sump pump | About 7 years (up to 15) | Not listed | 7 | 15 | Fannie Mae 7 |
| Water softener | 15 to 20 years | Not listed | 20 | 15 | |
| Garbage disposal | About 10 to 12 years | 12 | 12 | 7 | Fannie Mae 5 (common area) |
| Copper supply pipe | 50 to 70 years | Not listed | 50 and 70 (two entries) | 50 | |
| PEX supply pipe | About 40 years | Not listed | 40 | Not listed | One source only |
| Galvanized supply pipe | About 40 years | Not listed | Not listed | 40 | One source only |
| Cast iron drain pipe | 50 to 100 years | 100+ | 50 to 60 | 75 | |
| Septic system | 20 to 30 years (drainfield 25 to 40) | Not listed | Not listed | Not listed | University of Maryland Extension; EPA says inspect every 3 years, pump every 3 to 5 |
| Well pump | 8 to 15 years | Not listed | 15 | Not listed | Washtenaw County Conservation District: submersible 8 to 10, up to 15 |
Heating and cooling
| Item | Typical lifespan | NAHB 2007 | InterNACHI | HUD | Other sources |
|---|---|---|---|---|---|
| Central air conditioner | 10 to 15 years | 15 (text: 10 to 15) | 7 to 15 | 15 | Carrier 15 to 20; ENERGY STAR: consider replacing after 10 |
| Heat pump (air source) | 10 to 15 years | 16 | 10 to 15 | 15 | Carrier 10 to 15; geothermal indoor parts up to 24, ground loop 50+ (DOE) |
| Furnace | 15 to 20 years | Gas 18, electric 15, oil 20 | 15 to 25 | 20 | Carrier 15 to 20; ENERGY STAR: consider replacing after 15 |
| Boiler | 15 to 25 years | Gas 21, electric 13 | 40 | 25 | Fannie Mae 20 to 25; ENERGY STAR: consider replacing after 15 |
Roof and exterior
| Item | Typical lifespan | NAHB 2007 | InterNACHI | HUD | Other sources |
|---|---|---|---|---|---|
| Asphalt shingle roof | 20 to 30 years | 20 | 3-tab 20, architectural 30 | 20 | Fannie Mae 20 |
| Metal roof | 40 to 80 years | Copper: lifetime | 40 to 80 | 50 | Fannie Mae 40 |
| Tile roof (clay or concrete) | 50 to 100+ years | Over 50 | 100+ | 60 | Fannie Mae 40 |
| Flat roof | EPDM 15 to 25 years, TPO 15 to 20, built-up 20 to 30 | Modified bitumen 20, coal and tar 30 | EPDM 15 to 25, TPO 7 to 20, built-up 30 | EPDM 15, TPO 15, built-up 20 | Fannie Mae 20 |
| Gutters | Aluminum 20 years, copper 50+ | Aluminum 20, copper 50+ | Aluminum 20 to 40+, copper 50+ | Aluminum 20, copper 50 | Fannie Mae 10 (multifamily) |
| Vinyl siding | 25 to 60 years | Lifetime | 60 | 25 | Fannie Mae 25 |
| Windows | Aluminum 15 to 20 years, vinyl 20 to 40, wood 30+ | Aluminum 15 to 20, wood 30+ | Vinyl 20 to 40, wood 30+, aluminum 15 to 20 | Vinyl 30, aluminum 35, wood 35 | Fannie Mae 30 |
| Wood deck | 10 to 30 years (about 20) | 20 (South 10 to 15, North 20 to 30) | 10 to 30 | 20 | Fannie Mae 20 |
| Composite deck | 8 to 50 years (sources differ widely) | Not listed | 8 to 25 | 50 | Trex warranties run 25, 35 or 50 years by product line |
Garage
| Item | Typical lifespan | NAHB 2007 | InterNACHI | HUD | Other sources |
|---|---|---|---|---|---|
| Garage door opener | 10 to 15 years | 10 to 15 | 10 to 15 | 20 | |
| Garage door torsion spring | 10,000 cycles (20,000 high-cycle) | Not listed | Not listed | Not listed | Clopay specification; no source gives years |
Electrical and energy
| Item | Typical lifespan | NAHB 2007 | InterNACHI | HUD | Other sources |
|---|---|---|---|---|---|
| Electrical panel | 50 to 60 years | Not listed (copper wiring: lifetime) | 60 | 50 | |
| Standby generator | About 12 years | Not listed | 12 (propane) | 25 (building generator) | Generac warranty 5 years or 2,000 hours |
| Solar panels | 25 to 35 years | Not listed | 20 to 30 | Not listed | DOE 25 to 35; NREL: output falls about 0.5% a year; 25-year output warranty typical (SC Energy Office) |
| Tesla Powerwall | 10-year warranty, 70% capacity at 10 years | Not listed | Not listed | Not listed | Tesla U.S. warranty (Aug 2023); life after the warranty not published |
Appliances and safety
| Item | Typical lifespan | NAHB 2007 | InterNACHI | HUD | Other sources |
|---|---|---|---|---|---|
| Dishwasher | About 9 to 10 years | 9 | 9 | 10 | |
| Refrigerator | 9 to 13 years | 13 | 9 to 13 | 12 | |
| Clothes washer | About 10 years (5 to 15) | 10 | 5 to 15 | 10 | |
| Clothes dryer | About 13 years | 13 | 13 | 10 | |
| Smoke alarm | Replace every 10 years | Under 10 | Under 10 | Not listed | U.S. Fire Administration: 10 years from manufacture date |
| Carbon monoxide alarm | Replace every 7 to 10 years | Not listed | 5 | Not listed | Kidde, citing NFPA: 7 to 10 by model |
NAHB figures are from its February 2007 study, sponsored by Bank of America Home Equity. HUD figures are from its Capital Needs Assessment e-Tool table, written for apartment properties; where HUD lists two numbers we show the first. Fannie Mae figures are from its 2019 multifamily tables. All figures were read on October 18, 2026; the NAHB and Fannie Mae figures come from the full reproduction in the Port of Seattle report cited below. Names link to our cost guide for that item.
Water heater, furnace or AC near the end of its life? Call the line for that trade to price a repair or replacement.
Where the sources disagree
- Tankless water heaters: InterNACHI and Fannie Mae say 10 years; NAHB and the Department of Energy say 20 or more, HUD 20, and Rheem and A. O. Smith 15 to 20.
- Boilers: InterNACHI says 40 years; NAHB, HUD and Fannie Mae put them at 13 to 25.
- Vinyl siding: HUD and Fannie Mae say 25 years; InterNACHI says 60 and NAHB calls it lifetime.
- Composite decks: InterNACHI says 8 to 25 years and HUD 50. Trex warranties run 25 to 50 years, but a warranty is not a lifespan.
- Cast iron drain pipe: InterNACHI says 50 to 60 years; HUD 75; NAHB 100 or more.
How long does a water heater last?
A tank water heater lasts about 8 to 12 years, according to both Rheem and A. O. Smith; NAHB's 2007 study put electric models at 11 and gas at 10, and HUD uses 12. A tankless unit lasts longer: 15 to 20 years or more by most sources, though InterNACHI and Fannie Mae say 10. See water heater replacement cost.
How long does a roof last?
It depends on the material. Asphalt shingles last about 20 years in every source we checked, and InterNACHI gives architectural shingles 30. Metal roofs last 40 to 80 years (InterNACHI), and clay or concrete tile 50 to 100 or more. See roof replacement cost.
How long does a metal roof last?
40 to 80 years, according to InterNACHI; HUD uses 50 and Fannie Mae 40 for their property assessments.
How long does an AC unit last?
About 10 to 15 years. NAHB's study says 10 to 15, HUD uses 15, and Carrier says 15 to 20. ENERGY STAR suggests considering a replacement once a central air conditioner is more than 10 years old. See AC replacement cost.
How long does a heat pump last?
An air-source heat pump lasts 10 to 15 years, according to Carrier and InterNACHI; NAHB's study says 16. The Department of Energy puts the indoor parts of a geothermal system at up to 24 years and the ground loop at 50 or more.
How long does a furnace last?
15 to 20 years, according to NAHB and Carrier; HUD and Fannie Mae use 20. ENERGY STAR suggests considering a replacement after 15. Our furnace lifespan guide breaks it down by fuel.
How long does a boiler last?
15 to 25 years by most sources: NAHB says 21 for gas boilers, HUD and Fannie Mae 25. InterNACHI's 40 is the outlier.
How long does a septic system last?
20 to 30 years, the University of Maryland Extension says, with drainfields lasting 25 to 40 and tanks for decades. The EPA says to have it inspected at least every three years and pumped every three to five.
How long does a well pump last?
8 to 15 years. The Washtenaw County Conservation District in Michigan says submersible pumps usually last 8 to 10 years and up to 15 with moderate use; InterNACHI says 15.
How long do windows last?
It depends on the frame: aluminum 15 to 20 years, vinyl 20 to 40 and wood 30 or more, according to InterNACHI and NAHB. HUD uses 30 to 35.
How long does vinyl siding last?
25 to 60 years. HUD and Fannie Mae use 25 for their property assessments, InterNACHI says 60, and NAHB's 2007 study calls it lifetime.
How long does a sump pump last?
About 7 years, according to InterNACHI and Fannie Mae; HUD uses 15.
How long does a garage door spring last?
Springs are rated in cycles, not years: Clopay's standard torsion spring is rated for 10,000 cycles and its high-cycle spring for 20,000. One cycle is one open and close. We found no authoritative source that converts that to years, because it depends on how often the door is used.
How long does a dishwasher last?
About 9 to 10 years: NAHB and InterNACHI say 9, HUD 10.
What shortens a lifespan
- Climate. NAHB's study gives wood decks 10 to 15 years in the South against 20 to 30 in the North.
- Maintenance. The University of Maryland Extension says a septic system may not last 20 to 30 years with poor maintenance, water infiltration, root intrusion or misuse.
- Use. Garage door springs wear by cycles, so a door opened ten times a day wears its spring faster than one opened twice.
- Warranty is not lifespan. A "lifetime" shingle warranty or a 25-year solar output warranty describes what the maker will cover, not how long the item will last.
How we built the chart
- We started from the searches people make ("how long does a water heater last" and similar) and listed the systems and appliances they ask about.
- For each item we read the NAHB and Bank of America study (February 2007), InterNACHI's estimated life expectancy chart, HUD's estimated useful life table and Fannie Mae's 2019 tables, plus manufacturer and government pages where they give a figure.
- The typical lifespan is the range where most sources overlap. Where only one source gives a figure, we say so. Where sources differ a lot, we list them under "where the sources disagree" instead of averaging.
- We left out figures we could not confirm on the source itself, including any year figure for garage door springs and any lifespan for a Powerwall past its warranty.
Cite this chart
Home Repair Dispatch, How long home systems last: lifespan chart comparing NAHB, InterNACHI, HUD and makers, 2026, https://homerepairdispatch.com/how-long-do-home-systems-last/, accessed [date].
The chart and CSV are free to use with a link to this page. Please also credit the original sources.
Questions people ask
How long does a water heater last?
A tank water heater lasts about 8 to 12 years, according to both Rheem and A. O. Smith; NAHB's 2007 study put electric models at 11 and gas at 10, and HUD uses 12. A tankless unit lasts longer: 15 to 20 years or more by most sources, though InterNACHI and Fannie Mae say 10. See water heater replacement cost.
How long does a roof last?
It depends on the material. Asphalt shingles last about 20 years in every source we checked, and InterNACHI gives architectural shingles 30. Metal roofs last 40 to 80 years (InterNACHI), and clay or concrete tile 50 to 100 or more. See roof replacement cost.
How long does a metal roof last?
40 to 80 years, according to InterNACHI; HUD uses 50 and Fannie Mae 40 for their property assessments.
How long does an AC unit last?
About 10 to 15 years. NAHB's study says 10 to 15, HUD uses 15, and Carrier says 15 to 20. ENERGY STAR suggests considering a replacement once a central air conditioner is more than 10 years old. See AC replacement cost.
How long does a heat pump last?
An air-source heat pump lasts 10 to 15 years, according to Carrier and InterNACHI; NAHB's study says 16. The Department of Energy puts the indoor parts of a geothermal system at up to 24 years and the ground loop at 50 or more.
How long does a furnace last?
15 to 20 years, according to NAHB and Carrier; HUD and Fannie Mae use 20. ENERGY STAR suggests considering a replacement after 15. Our furnace lifespan guide breaks it down by fuel.
How long does a boiler last?
15 to 25 years by most sources: NAHB says 21 for gas boilers, HUD and Fannie Mae 25. InterNACHI's 40 is the outlier.
Where do these lifespans come from?
From four sources compared side by side: the NAHB and Bank of America Study of Life Expectancy of Home Components (2007), InterNACHI's estimated life expectancy chart, HUD's estimated useful life table, and manufacturer or government pages such as Rheem, Carrier, the Department of Energy and the U.S. Fire Administration.
Can I use this chart?
Yes. The chart and CSV are free to use with a link to this page. Please also credit the original sources.
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Sources (25)
- NAHB and Bank of America Home Equity: Study of Life Expectancy of Home Components (February 2007), as reproduced in Port of Seattle SEA-SIPP Technical Report Appendix C (2007-02)
- InterNACHI: Standard Estimated Life Expectancy Chart for Homes (2026-10-18)
- U.S. Department of Housing and Urban Development: CNA e-Tool Estimated Useful Life Table (2026-10-18)
- Fannie Mae: Multifamily Property Condition Assessment, Appendix F Estimated Useful Life Tables (August 2019) (2019-08)
- Rheem: Water Heater Lifespan: When to Repair vs. Replace (2026-03-25)
- A. O. Smith: How Long Do Water Heaters Last (2026-10-18)
- U.S. Department of Energy, Building America: Tankless Water Heaters (2009-08-18)
- Carrier: How Long Do Air Conditioners Last (2026-10-18)
- Carrier: How Long Do Heat Pumps Last (2026-10-18)
- Carrier: How Long Does a Furnace Last (2026-10-18)
- ENERGY STAR: When to replace heating and cooling equipment (2026-10-18)
- U.S. Department of Energy: Heat Pump Systems (2026-10-18)
- University of Maryland Extension: FAQs on Septic Systems (2026-10-18)
- University of Maryland Extension: Top Things to Know About Septic Systems (EBR-64) (2022-05)
- EPA: How to Care for Your Septic System (2026-08-17)
- Washtenaw County Conservation District: How long does a water well last? (2026-10-18)
- Clopay: Residential Sectional Doors specification (ARCAT) (2026-10-18)
- U.S. Department of Energy: End-of-Life Management for Solar Photovoltaics (2026-08-17)
- NREL: PV Lifetime Project (2026-10-18)
- South Carolina Energy Office: Warranties, Insurance and Maintenance (2026-10-18)
- Tesla: Powerwall Limited Warranty (USA) (2023-08-21)
- Generac: What Does My Home Standby Generator Warranty Cover (2026-05-05)
- Trex: Warranty Updates 2023 (2023)
- U.S. Fire Administration: Smoke alarms (2026-10-13)
- Kidde: Replace and upgrade alarms (2026-10-18)