Report outlines how long stuff lasts

How long will your roof last? When will your kitchen appliances need to be replaced? Will your furnace make it through another heating season?

Knowing the life expectancy of your home’s building components can help you determine how to deal with the inevitable.

The National Association of Home Builders together with Bank of America Home Equity recently created a “Life Expectancy of Home Components” study that outlines the longevity of housing components. What follows are some of the report’s findings and tips for prolonging all your home’s parts:

APPLIANCES

According to the NAHB study, you can expect your gas range to last 15 years; clothes dryers and refrigerators should last about 13; microwave ovens and dishwashers 9; and trash compactors about 6 years.

Keeping appliances clean will help them operate more efficiently. Keeping your refrigerator’s coils and door gasket clean will make for a better seal, cut down on energy loss and prevent wear and tear on the motor. When it comes to the dishwasher, the more you use it, the longer it is likely to operate. Infrequent use causes gaskets to dry out and results in leaks.

CONCRETE AND MASONRY

Masonry is one of the most durable components of a home. Chimneys, fireplaces and brick veneers can last a lifetime, and brick walls have an average life expectancy of more than 100 years.

You can extend the life of your fireplace and chimney by burning only seasoned, dry hardwood. Have a chimney sweep inspect it once annually or after burning a cord of wood, whichever comes first. Seal brick, concrete and masonry with a high quality concrete and masonry sealer.

DECKS

The life expectancy of a wooden deck can vary dramatically depending upon many factors such as climate, sun exposure, deck construction and finish. According to the NAHB study, a deck has a life expectancy of about 20 years under ideal conditions. We have yet to find “ideal” conditions.

There are a few very common mistakes that people make when it comes to building and maintaining a deck that are sure to hasten its demise. First, the lowest portion of the deck framing should be no less than 8 inches from the soil to prevent rot and pest damage. Deck boards should never be face nailed or screwed to the framing as this tears the wood fiber and acts as an entrance source for water to damage both the decking and framing. Using a hidden deck fastener from below will prevent this condition. Keep the deck clean and add a new coat of finish every three to five years.

DOORS

Although the NAHB study finds that exterior fiberglass, steel and wood doors will last as long as the house, fiberglass is the most stable and won’t expand and contract like steel or crack like wood.

Whatever the material, the best step that you can take to maintain an exterior door is to keep it clean and give it a fresh coat of paint from time to time.

FLOORING

Wood, marble, granite and slate are the most durable floor finishes with projected life expectancy of 100 years or more. Although the NAHB study finds that vinyl and linoleum floors will last about 50 and 25 years respectively, we believe that you will grow tired of their appearance and rip them out well before.

Average quality carpet is rated to have a life of 8 to 10 years, according to the study. When buying carpet, keep in mind that the better the grade, the longer it will last. It is not unusual for good carpet to last 20 to 30 years.

HEATING AND AIR CONDITIONING

Heating and air conditioning systems typically last 15 to 25 years. Truth is, advancements in efficiency can make replacement after 10 to 15 years a smart decision.

Until you’re ready for a high-efficiency upgrade, you can keep your heating and cooling system in peak operating condition by regularly changing filters (every one to three months), cleaning and adjusting burners and by keeping shrubbery trimmed surrounding the air conditioner’s condensing unit.

ROOFING

If you have a slate, copper, clay or concrete roof, chances are good that it will last 50 to 100 years. However, if you are among the 70 percent of American homeowners that have a roof made of asphalt shingles, be prepared to replace the roof after about 20 years, more or less.

Cleanliness is again the key to longevity. Trim overhanging trees and keep valleys free of debris. Equally important is good attic ventilation. Aside from helping lower your utility bill, it can prevent roofing material from sustaining damage due to extreme heat in summer and prevent ice dams in winter.

XFor more home improvement tips and information, visit www.onthehouse.com.