How long will building products last? Even if your home was in perfect condition when purchased, sooner or later everything will need replacing. And, a lack of regular maintenance could lead to costly repairs.
The "if it ain't broke" philosophy might apply in some situations, but not when it comes to one's home. The average home consists of thousands of mechanisms from window hardware to water heaters. With regular care and maintenance, their useful life can be extended. Also, they usually will operate more efficiently which can mean a more palatable utility bill. If you wait until an item is broken, the results can be devastating.
For example, the average water heater should last about 12 years. This limited life easily could be doubled with regular maintenance, such as flushing sediment from the bottom of the tank and replacing the sacrificial anode. A water heater with a leaking tank can cause rot and structural damage to floor framing. This condition can change the complexity and cost of the repair from a few hundred dollars for a new water heater to several thousand dollars for damage repairs. For less than $10 a year in maintenance, such a disaster likely can be avoided.
The water heater is just one example. Your furnace, roof, siding, asphalt driveway, wood deck, air conditioning, washing machine, dryer, dishwasher, refrigerator and microwave are elements of your home to which lasting quality can be extended with regular repair and maintenance.
Statistics show that a furnace has a useful life of about 20 years. If you have an old, inefficient model, it's not a bad idea to allow it to die a peaceful death so that it can be replaced with a new more energy-efficient one. In fact, if you are less than comfortable in your home, or your utility bill is too high during the home heating season, consider retiring the old model early. In any case, regular cleaning and replacement of furnace filters, motor lubrication and annual inspection of the burners and heat exchanger are a must to safe and efficient operation.
The lasting quality of a roof has much to do with its makeup. An asphalt shingle roof has a life of about 15 years where a slate one can last 60 or more years. There are measures one can take to maximize the life of a roof. The first is to keep it clean and free of debris. Debris on a roof can inhibit proper water shed allowing water to back up between the shingles. this damages sheathing and results in leaks. Also, metal flashings should be cleaned and painted to prevent rust. Enough can't be said about the importance of ventilation in the attic. It can prevent rot from occurring at the underside of the roof. Finally, the life of a wood roof can be extended with periodic cleaning and oiling with a shingle and floor oil.
Asphalt can take a beating, although it is susceptible to damage by temperature extremes. Experts say that an asphalt driveway should have a life of about 20 years. But, one will not make it past five years without ongoing maintenance. One of the most common problems is cracking. Cracks of any size should be sealed annually. While there are asphalt caulking products, one of the most effective means of repairing cracks is a mixture of sand and emulsified asphalt. Pack the mixture into the crack. The entire surface should be coated with emulsified asphalt every three to five years.
If you get 20 to 25 years out of your wood deck, consider yourself lucky. Actually, it will take a lot more than luck for a deck to last that long. The longevity of a deck starts with its construction. Wood and water don't mix. Therefore, the deck should be constructed of a material that will offer the greatest natural resistance to rot and decay, such as redwood or cedar. Although we don't prefer material pressure-treated with a pesticide for the deck boards, we strongly recommend that it be used for the framing. It is essential that the design allow for the lowest point of the deck to be at a minimum of 8 inches above the earth.
If you really want your deck to last, prefinish the deckboards before they are installed. Make a dipping trough out of a couple of layers of six-mil plastic sheeting. Fill the trough with several gallons of a high-quality penetrating oil finish, and place the lumber in the bath for several minutes. Wipe off the excess and allow the material to air dry for a day or so on a couple of saw horses. The real advantage of this process is that all sides are coated, especially the butt ends which are most susceptible to damage due to their water-wicking characteristics.
Consumer surveys report that the life of most household appliances ranges from 12 to 15 years. We can remember the old stove that one of our aunts had that was well into its 30s. The same was true of an automatic clothswasher that was 30-something before another aunt replaced it. Examples such as these are rare. Due to the complex composition of most modern appliances, there isn't much that a consumer can do to influence lasting quality. However, cleaning is one of the most important consumer functions to extend the life of an appliance.
Coils are a common component on air conditioners and refrigerators. These coils can become covered with dust and lint which causes them to overheat and make the appliance work harder. They should be vacuumed and wiped down with a damp cloth periodically.
Lint filters in clothswashers and dryers should be cleaned regularly. Lint buildup, especially in the dryer, can cause the appliance to work harder and significantly reduce its life. Also, it is imperative that a dryer be properly vented and that the vent is free and clear. Any lint or debris buildup within the vent should be removed by means of periodic cleanings with a coat hanger and a vacuum cleaner.
