15-year suburban home, maintained HVAC
Roof 12 years, panel updated 2018, no active leaks, annual HVAC service.
Score mid-80s — prioritize gutter cleaning and water heater anode check; no urgent red items.
Diagnostic · Free
Home Health Score
Assess the remaining life of your major systems and see what is likely to fail next.
Home health score
64/ 100
A normal, well-used house. 4 systems are inside the 5-year window, which is exactly what a reserve account is for.
- Set aside each yearEvery scored system's replacement cost spread over its expected life
- $3,600/yr
- Coming due inside 5 years4 of 8 systems: Roof, Water heater, Exterior paint and siding, Kitchen and laundry appliances
- $31,500
- Already past expected lifeNothing is past its planning life
- 0 of 8
- Reserve per monthThe number that keeps a replacement from becoming a loan
- $300/mo
Weakest systems, worst first
- 1
Roof — architectural asphalt shingle
52 / 100
Roughly 3 years left. Far enough out to save for at $5,167 a year, close enough that you should start.
- Age:
- 22 of 25 years
- Condition:
- Serviceable
- Years left:
- 3
- Replacement:
- $15,500
- 2
Windows — whole house
57 / 100
Roughly 6 years left and nothing in its condition argues with that. Keep it serviced and leave it alone.
- Age:
- 22 of 28 years
- Condition:
- Serviceable
- Years left:
- 6
- Replacement:
- $14,500
- 3
Main electrical panel
60 / 100
Roughly 8 years left and nothing in its condition argues with that. Keep it serviced and leave it alone.
- Age:
- 22 of 30 years
- Condition:
- Serviceable
- Years left:
- 8
- Replacement:
- $3,400
- 4
HVAC system — furnace and air conditioner
66 / 100
Roughly 6 years left and nothing in its condition argues with that. Keep it serviced and leave it alone.
- Age:
- 10 of 16 years
- Condition:
- Serviceable
- Years left:
- 6
- Replacement:
- $10,500
| System | Age | Score | Years left | Replacement | Reserve |
|---|---|---|---|---|---|
| Roof — architectural asphalt shingle | 22 | 52 | 3 | $15,500 | $625/yr |
| Water heater — tank | 6 | 67 | 4 | $1,700 | $175/yr |
| HVAC system — furnace and air conditioner | 10 | 66 | 6 | $10,500 | $650/yr |
| Main electrical panel | 22 | 60 | 8 | $3,400 | $125/yr |
| Plumbing supply piping | 22 | 80 | 38 | $9,600 | $150/yr |
| Windows — whole house | 22 | 57 | 6 | $14,500 | $525/yr |
| Exterior paint and siding | 6 | 67 | 4 | $8,700 | $875/yr |
| Kitchen and laundry appliances | 8 | 66 | 5 | $5,800 | $450/yr |
| Weighted score and total reserve | 64 | $69,500 | $3,600/yr |
Address this first: Roof — architectural asphalt shingle
It scores 52 out of 100 with roughly 3 years of planned life left. Start setting aside $5,167 a year against it and get a service call to confirm the timeline. Southern exposure and poor attic ventilation take years off the rated life.
Your replacements are clustering, which is the real problem
4 systems land inside the next 5 years, totalling $31,500. Systems installed when a house was built tend to fail within a few years of each other, and the cost of that cluster is not the work — it is financing three of them at once because they arrived together. Sequence them deliberately: replace the one with the worst consequence of failure first, even if it is not the oldest.
Age is a predictor, not a verdict
Nothing here replaces an eye on the equipment. Installation quality, water hardness, attic ventilation and whether anyone ever serviced the thing move actual life by years in both directions. Use the reserve figure to budget and let condition and repair frequency decide the timing.
What this assumes
- Service life expectations follow industry association and manufacturer averages.
- Climate, maintenance history and installation quality shift actual life substantially.
- Replacement costs are national averages, adjusted by the region you select.
Understanding the result
Replacements cluster, and that is the problem
Systems installed when a house was built tend to fail within a few years of each other. A home built in 2005 can face roof, HVAC and water heater replacement inside the same 36 months. Knowing which is coming lets you sequence and save rather than finance an emergency.
Age is a predictor, not a verdict
A well-maintained 18-year-old furnace can outlast a neglected 12-year-old one. Use the projection to plan and budget, and let actual condition and repair frequency drive the timing.
Insurance and resale both care about system age
Homeowners insurance may surcharge or decline coverage on homes with roofs over 20 years old or electrical panels on a recalled list. Buyers negotiate price based on remaining system life. A home health score helps you prioritize spending before either event forces it.
Deferred maintenance compounds
Skipping a $200 annual furnace tune-up for five years does not save $1,000 — it risks a cracked heat exchanger ($1,500 to $3,000 repair or $4,000 to $7,000 replacement) and carbon monoxide exposure. Each deferred task increases the cost and urgency of the eventual fix.
How the math works
Each system (roof, HVAC, electrical panel, plumbing, drainage, envelope) receives a weighted score from age, last service, visible risk flags, and known failure modes. Scores roll up to a 0–100 home health index with priority tiers — maintenance now, plan this year, monitor — not a home inspection replacement.
Where to find each input
- Equipment ages — nameplates, invoices, inspection reports
- Last service dates — HVAC tune-ups, roof inspection, water heater flush
- Visible flags — stains, rust, double-lugged breakers, slow drains
- Climate zone — affects HVAC and ice dam weighting
Worked examples
1960s ranch, original panel and galvanized supply
FPE or unlabeled panel, mixed copper/galvanized, no GFCI in baths.
Score low-60s — electrical and repipe planning flagged before cosmetic projects.
Post-storm roof with missing shingles
Roof age 8 years but wind damage visible, attic stain small.
Score drops on envelope — urgent tier for roofer inspection even if age is young.
What this does not include
- Invasive moisture testing or bore scopes
- Code compliance certification
- Appraisal or insurability decisions
- Automated permit history lookup
Regional adjustment
Weighting adjusts for freeze risk, hurricane exposure, and wildfire ember zones when you set region — coastal humidity increases mold and HVAC load priorities.
Accuracy and references
Checklist aligned with ASHI inspection outline and NAHB maintenance calendars; scoring weights are editorial, not a standard.
Counterpart bridge
Pricing this on the contractor side?
This page interprets quotes and budgets from the buyer’s chair. The matching pro tool uses the same scope logic to build a defensible price.
Open Home Maintenance PlannerFor trade owners
Pricing this job as a contractor?
Homeowners see national ranges on this page. If you are building the estimate, use the same scope assumptions — then price to burdened labor, overhead recovery and a real margin.
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Find a licensed pro
When you are ready to hire for home health score, start with licence verification — not with whoever answered first.
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Rankings are never sold. Order reflects verification depth and relevance, not payment.
Verify any licence yourself before signing: state licensing hub.
Common questions
How long does a roof last?
Asphalt shingles last 20 to 25 years. Metal roofing lasts 40 to 70 years. Flat modified bitumen lasts 15 to 20 years. A 20-year-old asphalt roof is at end of life — budget $8,000 to $15,000 for replacement on a 2,000 square foot home.
How long does an HVAC system last?
Central air conditioners last 12 to 17 years. Gas furnaces last 15 to 20 years. Heat pumps last 10 to 15 years. A system over 15 years with rising repair frequency is a replacement candidate. Full replacement runs $5,000 to $12,000.
How long does a water heater last?
Tank water heaters last 8 to 12 years. Tankless units last 15 to 20 years. Heat pump water heaters last 10 to 15 years. A 10-year-old tank with rust-colored water or rumbling sounds is near end of life. Replacement runs $1,200 to $2,500 for tank units.
How long does an electrical panel last?
Electrical panels last 25 to 40 years, but certain brands (Federal Pacific, Zinsco) are safety hazards regardless of age and should be replaced immediately. A 100-amp panel on a modern home is undersized. Panel upgrades run $2,000 to $4,000.
How long do windows last?
Vinyl windows last 20 to 25 years. Wood windows last 15 to 20 years with maintenance. Sealed unit failure (fog between panes) is the most common failure mode. Replacement runs $300 to $800 per window installed, or $8,000 to $15,000 for a whole house.
When should I replace my furnace?
Replace when the furnace is over 15 years old and needs a repair exceeding $500, or when it runs below 80% efficiency and your heating bills are rising. A 20-year-old furnace with a cracked heat exchanger should be replaced, not repaired — repair costs $1,500 to $3,000 versus $4,000 to $7,000 for a new unit.
How long does plumbing last in a house?
Copper supply pipe lasts 50 to 70 years. PEX lasts 40 to 50 years. Cast iron drain pipe lasts 50 to 75 years. PVC drain pipe lasts 50 to 80 years. Galvanized supply pipe fails at 40 to 50 years. A home built before 1970 with original galvanized pipe is a repiping candidate.
What home systems fail first?
Water heaters (8 to 12 years) and HVAC components (12 to 17 years) fail before roofs (20 to 25 years) and structure. In homes built in the same year, expect water heater replacement around year 10, AC replacement around year 15, and roof replacement around year 22.
How much does it cost to replace all major home systems?
Replacing roof ($10,000), HVAC ($8,000), water heater ($2,000), and electrical panel ($3,000) in a 2,000 square foot home totals $23,000 to $35,000. Systems installed at construction often fail within a 5-year window of each other around year 20 to 25.
How do I know if my home needs major repairs?
Warning signs: roof shingles curling or missing, HVAC running constantly or short-cycling, water heater over 10 years with discolored water, flickering lights or warm panel breakers, foundation cracks wider than 1/4 inch, and plumbing backups. Any two of these in a home over 20 years old warrants a professional inspection.
Is this a home inspection?
No. It is a self-reported maintenance prioritization tool. Hire a licensed inspector before purchase.
How often should I retake it?
Annually and after major storms or repairs.
Why did my score drop after honest answers?
The tool rewards disclosure — fixing flagged items raises score on the next pass.
Does panel type matter?
Yes. Known problematic panels and missing AFCI/GFCI lower electrical subscores.
What if I do not know equipment age?
Use serial number decode guides or assume worst-case until verified.
Are rentals scored differently?
Same engine; landlord may weight life-safety higher than cosmetics.
Can I share with my insurer?
Optional; insurers use their own surveys — this is not certified.
How are weights chosen?
Failure cost × likelihood from published failure curves and editorial judgment.
Does it track warranties?
Not automatically — enter last service dates manually.
What score is good enough?
Above 75 with no urgent tier is comfortable; urgent items should be zero before large remodels.
You may also need
The next decision usually follows directly from this one.
- PlannerHome Maintenance PlannerGenerate a seasonal maintenance schedule tailored to your home's systems, age and climate.
- ComparisonRepair or Replace CalculatorCompare the economics of repairing a failing system against replacing it outright.
- EstimatorHome Repair Cost EstimatorEstimate what a common home repair should cost in your area before you call anyone.
- DiagnosticContractor Quote AnalyzerBreak down a contractor's quote and see whether the price and the terms are reasonable.
Related trades
- RooferInstall and repair the roof systems that keep water out of residential and commercial buildings.
- HVAC TechnicianInstall, service and troubleshoot the heating, cooling, ventilation and refrigeration systems buildings depend on.
- PlumberInstall and repair the water supply, drainage, gas and fixture systems that keep buildings habitable.
- ElectricianInstall and maintain the power, lighting and control systems in homes, businesses and industrial plants.