Durability: How long something lasts has a profound effect on the cost of home ownership
Morris Digital Works Wire Service

A home is a lifetime investment. Did you ever wonder, though, how long the components of that lifetime investment might last? The answer ranges from a few months (light bulbs) to centuries (foundations). The average homeowner spends up to three percent of a home's sale price on normal maintenance annually. What are the most common problems?

Leaks
Leak are the most common home repair problem. Among homes less than 12 years old, one in seven will leak; more than a quarter of homes aged 13 to 29 years leak; one third of homes 30 years or older have leak problems. Repairs can cost anywhere from a few cents for a new washer, to several thousand dollars for repairs to a basement that has suffered extensive water damage.

Plumbing
These repairs can be big-ticket items, particularly if the entire aged system has to be replaced. Fortunately, most modern plumbing systems are designed to last a lifetime. Copper piping often lasts as long as the house; plastic pipes have a life expectancy of 30 to 40 years. Appliances connected to plumbing often have defined life expectancies. Dish washers and gas water heaters usually last about 15 years.

Electrical Systems
Electrical wiring should last as long as the house, especially if it's copper, but circuit breaker panels sometimes give out after 40 years. Upgrading the electrical service in an older home can cost anywhere from $600 to $1,200. Adding circuits and/or outlets may cost between $250 and $400. Frequently-used electrical appliances, including disposals and ovens/ranges, can show sings of wear in as little as five years.

Heating and Cooling
A furnace can last 25 years or more, depending on the type of fuel burned. It can cost several thousand dollars to replace, an expense that can be postponed with regular maintenance. A good central air conditioner should give you 15 to 20 years service. Repair or replacement depends on the extent of damage.

Windows and Doors
Windows and doors require particular attention to maintain their effectiveness, including spot repairs for leaks, condensation problems and warping.

Roofs
Enduring a range of climates year-round, roofs are often a high maintenance item due to expansion, contraction and general exposure. Asphalt shingles, the most commonly used type, last 15 to 20 years and average between $1,500 and $2,500 to replace. Wood shakes should last 15 to 25 years. Replacements run $3,000 or more. A cedar shake roof can cost $5,000 to replace, but such material can last up to 40 years.

Masonry
Thanks to the durability of brick, most exterior masonry walls are good for many lifetimes. Re-grouting may be required after 40 years or so.

Foundations
Concrete footings and foundations are among the heartiest building components, lasting up to 250 years. Costs to repair foundation problems can range from $25 for patching a crack, to $3,000 or more to re-support a wall. Major rebuilding can cost up to $40,000.

Home buyers can save future dollars by adopting two strategies. One is simply to buy a new home with an insured warranty policy. A second strategy involves purchasing an existing home. If the home is 15 to 20 years old, negotiate the replacement or repair of those systems which are likely to fail in the near future before you buy.