Sunday, August 19, 2007; Page F05


Real estate editor Maryann Haggerty and columnist Elizabeth Razzi respond to a question submitted in a recent online chat.

Silver Spring: How much should someone budget for repairs for a 50-year-old house that has been reasonably well maintained? Is there a rule that home shoppers can use?

Maryann Haggerty: It's difficult to come up with a dollar figure, because this will vary from house to house.

There are some things you can count on, though. For instance, many major house parts have a life expectancy of about 50 years. That includes some biggies -- the roof and the kitchen cabinets. Other things have probably been replaced a couple times. Water heaters, for instance, can last closer to 10 years.

A home inspector can be useful. Think of his list not simply as a tool for negotiating with the buyer but rather as the start of your big to-do list.

Elizabeth Razzi: There are so many things that can affect the life span of systems. Even a shingle roof, which might last as long as 50 years under optimal conditions, might last only 15 or 20 if the attic isn't well ventilated or if the weather has been particularly harsh. Water heaters are short-lived if there are a lot of minerals in the water.

A home inspector can estimate how long various appliances and parts have left. Pay special attention to areas that can be expensive to repair, including the foundation, wiring and plumbing. Even long-lived copper pipe can run into premature trouble.

M.H.: With an older house, quality workmanship will pay off. The thing about the 1950s, which is when the houses you're thinking about were built, was that a lot of subdivisions were just slapped up quickly to deal with booming demand. Keep that in mind.