i · Annual Reserve Calculator
How much should you set aside each year?
The rule most lenders, insurers, and financial planners recommend: 1% to 4% of your home value annually. Newer, well-built homes trend lower; older properties trend higher.
Your home — two inputs, honest answers
ii · The Systems Index
Lifespans & replacement costs, indexed.
Costs below scale to the home size you set at the top of the page. Tap a category to filter.
| System | Lifespan | Cost |
|---|---|---|
| Roofing Systems | ||
| Asphalt Shingle Roof | 20-30 yrs | $18K |
| Modified Bitumen Roof | 20-25 yrs | $17K |
| Rubber Roof (EPDM) | 25-30 yrs | $18K |
| Fiberglass Roof | 20-30 yrs | $18K |
| Wood Shake Roof | 25-40 yrs | $35K |
| Metal Roof | 40-70 yrs | $30K |
| Exterior & Cladding | ||
| Vinyl Siding | 20-40 yrs | $20K |
| Wood Siding | 20-40 yrs | $30K |
| Fiber Cement / Aluminum | 30-50 yrs | $32K |
| Stucco Siding | 50-75 yrs | $36K |
| Brick or Stone Veneer | 75-100 yrs | $80K |
| Mechanical Systems | ||
| Furnace (Forced-Air) | 15-20 yrs | $8.0K |
| Boiler System | 20-30 yrs | $15K |
| Central A/C or Heat Pump | 10-15 yrs | $12K |
| Water Heater (Tank) | 8-12 yrs | $2.5K |
| Water Heater (Tankless) | 15-20 yrs | $5.6K |
| Electrical Systems | ||
| Electrical Wiring (Whole House) | 40-70 yrs | $25K |
| Electrical Panel | 25-40 yrs | $4.0K |
| Receptacle Repair | 10-25 yrs | $300 |
| GFCI Installation | 10-25 yrs | $400 |
| Light Fixture Installation | 15-25 yrs | $500 |
| Interior Components | ||
| Windows (Whole House) | 20-40 yrs | $35K |
| Window (Single) | 20-40 yrs | $1.5K |
| Garage Door | 15-30 yrs | $4.0K |
| Door Installation | 20-40 yrs | $3.0K |
| Carpet Replacement | 10-15 yrs | $8.0K |
| Interior House Painting | 7-12 yrs | $10K |
| Kitchen & Bath | ||
| Refrigerator | 10-15 yrs | $3.0K |
| Range / Oven | 15-20 yrs | $3.0K |
| Dishwasher | 8-12 yrs | $1.2K |
| Microwave (Built-In) | 8-12 yrs | $1.0K |
| Washer & Dryer | 10-15 yrs | $2.4K |
| Garbage Disposal | 8-15 yrs | $550 |
| Kitchen Remodel | 20-30 yrs | $60K |
| Bathroom Remodel | 20-30 yrs | $30K |
| Toilet Installation | 15-30 yrs | $800 |
| Structural Repairs | ||
| Foundation Repair | 50-100 yrs | $30K |
| Floor Joist Repair | 40-75 yrs | $10K |
| Rafter Repair | 40-75 yrs | $8.0K |
| Site & Drainage | ||
| Sump Pump / Pit | 7-10 yrs | $3.0K |
| Cast Iron Sewer Repair | 40-75 yrs | $10K |
| Main Sewer Line Replacement | 50-100 yrs | $15K |
| French Drain Installation | 30-50 yrs | $15K |
| Landscaping & Grading | 15-30 yrs | $10K |
| Radon Mitigation System | 10-20 yrs | $3.0K |
iii · Age Analyzer
How much life does this system have left?
Pick a system and its install year. We’ll show how much of its useful life has been consumed and what replacement may cost at your home size.
iv · Replacement Reserve Builder
Check the systems that worry you.
Flag any system that is aging, deferred, or unknown. Every cost below is scaled to the home size you set above — so the total reflects your house, not a generic average.
Systems to flag — check anything for your contingency budget
All costs scale proportionally with the home size set above (baseline 2,500 sq ft). Worst-case estimate using the upper end of each range. Educational only — actual costs vary by materials, access, and condition.
