Home Systems Reference
Know your home's major systems — when they need attention, what to watch for, and when to call a professional.
HVAC (Furnace & AC)
Expected Lifespan
15-20 years (furnace), 10-15 years (AC)
Replacement Cost
$5,000-12,000 (furnace), $4,000-8,000 (AC), $10,000-20,000 (full system)
Maintenance
Annual professional tune-up, filter changes every 1-3 months
Warning Signs
- Strange noises (banging, squealing)
- Uneven heating/cooling
- Frequent cycling
- Increased energy bills
- Yellow furnace flame (should be blue)
Water Heater
Expected Lifespan
8-12 years (tank), 20+ years (tankless)
Replacement Cost
$1,000-2,500 (tank), $3,000-5,000 (tankless)
Maintenance
Flush annually, check anode rod every 2-3 years, test T&P relief valve
Warning Signs
- Rusty water from hot tap
- Rumbling/popping sounds
- Leaking from base
- Takes longer to heat
- Age over 10 years
Roof
Expected Lifespan
20-30 years (asphalt shingle), 40-70 years (metal), 50+ years (tile/slate)
Replacement Cost
$8,000-20,000+ depending on size and material
Maintenance
Annual visual inspection, keep clear of debris, trim overhanging branches
Warning Signs
- Missing/curling shingles
- Granules in gutters
- Sagging areas
- Interior water stains
- Daylight through attic roof boards
Plumbing
Expected Lifespan
40-70 years (copper), 25-40 years (PEX), replace immediately (lead/polybutylene)
Replacement Cost
$2,000-5,000 (partial repipe), $5,000-15,000 (full repipe)
Maintenance
Fix leaks promptly, don't use chemical drain cleaners, know shut-off locations
Warning Signs
- Low water pressure
- Discolored water
- Slow drains throughout house
- Sewer smell
- Wet spots in yard
Electrical
Expected Lifespan
Wiring: 30-40 years, Panel: 25-40 years
Replacement Cost
$1,500-4,000 (panel upgrade), $8,000-15,000 (rewire)
Maintenance
Test GFCI outlets monthly, don't overload circuits, update to AFCI breakers
Warning Signs
- Frequently tripping breakers
- Flickering lights
- Burning smell
- Warm outlets/switches
- Two-prong outlets (ungrounded)
Foundation
Expected Lifespan
Permanent (with proper maintenance)
Replacement Cost
$2,000-7,000 (minor repairs), $20,000-100,000+ (major structural)
Maintenance
Maintain grading, manage drainage, fill small cracks with hydraulic cement
Warning Signs
- Horizontal cracks (structural concern)
- Stair-step cracks in brick
- Doors/windows that don't close properly
- Uneven floors
- Water intrusion