Home Inspector suggestions for Home Appliance Lifespan.

Modern appliances don’t seem to hold up like they used to.  As a home inspector when I check the home appliances I often see things that can be done to double or triple how long they last.

1. Your Refrigerator (average life: 13–17 yrs → 20+ yrs)

Clean those coils (back or underneath) every 6 months with a vacuum brush. Dusty coils make the compressor work 30 % harder. Make sure there is space for air flow.

Don’t overload it, airflow is critical. Leave 1–2 inches around items inside.

Check and clean door seals yearly: close a dollar bill in the door; if it pulls out easily, replace the gasket ($30 DIY).

Set fridge to 37 °F / freezer to 0 °,  every degree colder adds ~10 % energy use and wear.

2. Washing Machine (10–15 yrs → 18+ yrs)

Use HE detergent only (even in non-HE machines) — regular suds leave residue that corrodes bearings.

Run a monthly “clean cycle: 1 cup bleach or white vinegar (top-loader) or affresh tablet (front-loader) on hot.

Balance loads — uneven spinning is the #1 bearing killer. Pause and redistribute if it starts dancing. Don’t Overload it.

Don’t drag all clothes out at once to avoid snagging gaskets. Leave the door ajar after use to dry the gasket and prevent mold.

3. Dryer (10–13 yrs → 18+ yrs)

Clean the lint filter BEFORE every load— not just when it looks full. A clogged filter is the #1 fire hazard and overworks the heating element.

Vent cleaning every 1–2 years: use a $20 leaf blower + dryer vent kit or hire a pro ($100). Restricted airflow kills motors.

Don’t over dry or overload — use moisture sensors, not timed cycles.

4. Dishwasher (9–12 yrs → 15+ yrs)

Scrape, don’t pre-rinse— modern machines need food particles for enzymes to work.

Run hot water at the sink first so the dishwasher starts with 120 °F water.

Clean the filter (bottom of tub) monthly — most twist out.

Use powder detergent + rinse aid— pods can leave undissolved film.

5. Oven / Range (13–15 yrs → 20+ yrs)

Self-clean only when necessary (high heat stresses electronics). Instead, use a steam clean or baking soda paste.

Gas burners: clean ports with a paperclip if flames are uneven — prevents soot buildup.

Electric coils: never immerse; wipe when cool. Replace drip pans yearly ($10).

6. Microwave (7–10 yrs → 12+ yrs)

Cover food to prevent splatters on the waveguide (ceiling panel). Clean with vinegar steam.

Don’t run empty— can fry the magnetron.

Unplug when not in use if you have power surges.

7. HVAC / Furnace (15–20 yrs → 25+ yrs)

Change filters every 1–3 months (write the date on them). A dirty filter is the #1 cause of compressor failure.

Annual pro tune-up ($100–150) pays for itself in 20 % energy savings.

Keep outdoor unit clear** of leaves/debris 2 ft all around.

8. Water Heater (8–12 yrs → 15+ yrs)

Flush the tank yearly (attach hose to drain valve, run until clear) — removes sediment that corrodes the bottom.

Set to 120 °F— every 10 °F lower adds years to the anode rod.

Replace anode rod every 4–5 years** ($20 DIY, 30 min).

Universal Rules

1. Read the manual— 90 % of early failures are from misuse (e.g., wrong detergent, overloading).

2. Fix small issues fast— a $5 gasket beats a $500 repair.

3. Power surges kill electronics— use a $15 surge protector or whole-house suppressor.

4. Buy mid-tier, not cheap— the $399 fridge dies in 7 yrs; the $799 lasts 15+.

Avoid slamming doors and don’t spray electronics and switches.  Instead spray a cloth and wipe switches clean.

Pro tip: Take a photo of the model/serial number sticker on every appliance and store in your phone. When you need a part, you’ll save hours.