When you make a replacement at your Las Vegas rental property, how long can you expect that item to last?
This is an important question for both your maintenance budget and your selection when you’re buying a new refrigerator or investing in a new roof. You don’t want to spend more money than you have to, especially not now, when everything costs more than you may expect, but you also don’t want to buy low-quality items that are only going to break down sooner than they should.
Having an idea of how long your appliances will last in your rental home can be instrumental in planning and especially budgeting for future repairs and replacements. Even when you invest in a brand new rental home in excellent condition, you’ll eventually have to pay for a new water heater or fresh paint.
When you know how long things will last, you’ll also have an easier time determining whether it’s more cost effective to continue making a repair or to simply replace the item that’s not working.
As you’re preparing to invest in a Las Vegas rental property, you’ll want to create a general maintenance budget. It’s hard to create that budget when you don’t know the average life expectancy of the things you’ll be called upon to maintain. That’s why we’re here with this blog: to help you estimate how long you’ll have something and when you can expect to repair or replace it.
Maintenance is never a one-time cost. It’s ongoing, and the costs of labor and supplies are only going up. Let’s take a look at what you can expect in terms of life expectancy and the appliances and systems in your rental properties.
When you’re deciding what kind of quality to invest in, don’t buy the cheapest appliance you find. Don’t get the cheapest paint, either. The cost over the long term will be higher if you try to cut corners now.
Here are the most expensive systems you’ll eventually be called upon to replace, and what you can expect in terms of how long you’ll have them.
Heating and Cooling: How Long Will You Have Your HVAC System?
When you’re thinking about what you need to budget, you’ll likely think about your most expensive items first. You should. This is where you’ll need to make serious investments when the time comes.
Your HVAC system is perhaps the most expensive item in your rental property, outside of the roof, which can also be pretty pricey to repair or replace. The HVAC system stands for Heating, Ventilation, and Air Conditioning. It controls your property’s heat in the winter and the air in the summer. It also contributes to the healthy and consistent flow of air. You need to know how long you can rely on it working for you and your property.
This is Las Vegas. You know the HVAC system will work overtime, especially in the long, dry summers when the temperature spikes to over 100 degrees pretty consistently. The air conditioning will be used, and it will be used often.
Ultimately your tenants will set the thermostat inside your rental home. You can make some recommendations on where to set that thermostat to ensure the system does not get overworked. According to heating and cooling experts, overwork can cause the HVAC system to deteriorate faster. This is something you should share with your residents. You want them to be cool and comfortable, but you also want them to know how to take care of the property they’re living in.
Educate tenants on air filter changes and the property care of the unit and their own temperature control. And, make sure it stays well-maintained. Hire an HVAC tech to inspect and service your system every year. This will increase its life expectancy and ensure you’re not making expensive repairs all the time.
According to Energy.gov, an HVAC system should last for 15 to 20 years. This assumes you’re taking care of it. When you buy an investment property, always ask how old this system is. Have it inspected and decide how long it will be before you need to replace it.
Understanding the Lifespan of Your Rental Property Roof and Driveway
We mentioned the roof being expensive as well. You should get it inspected before you buy a property, and you should also develop a relationship with an outstanding roofer who can help you keep it maintained and make minor repairs ahead of the replacement that you will eventually need.
Roofs in Las Vegas have to withstand pretty strong sunshine in the summer. The heat beating down on your roof will be intense, and it has to withstand that. During flash floods and brief but heavy rains, there will be a lot of water falling onto the roof as well. There may be debris and dirt and even pests that gather on the roof. Give it the attention that it needs, especially seasonally. Clean your gutters, trim back any trees, and make sure your shingles are intact. Check for water intrusion and insulation when you’re inspecting the roof.
In general, your roof should be fine for 20 years. This is contingent on it being installed correctly. Schedule those inspections and make sure the roof remains in good condition all year long.
Kitchen Appliances in Las Vegas Rental Homes
Kitchen appliances in your rental home may live longer than you expect, especially if they’re taken care of by your tenants, and if you’ve invested in sturdy, reliable models.
More people are working remotely these days, which means there is more time spent at home. That means the appliances in your rental property are getting more use day-to-day. Consider this when you’re called for repairs, and factor this into the decision you make about which replacement models to buy.
The life expectancy of most appliances depends on the quality of the product that you install and the amount of usage those appliances get during a tenancy.
Even with those variables, there are still some basic estimations you can make. Always leave yourself a buffer. Just because most kitchen sinks are sound for 20 years doesn’t mean yours will be. Here are some of the averages that pertain to most kitchen appliances, based on the opinions of experts.
- Plan on 15 years for ovens as well as electric and gas stoves.
- You can expect your refrigerator to last for 10 years or even 12 years. If you have a separate freezer, you can expect it to work well for around 20 years.
- Garbage disposals have a lifespan of eight to 10 years.
- A dishwasher can also be expected to last for 10 years.
- Microwaves that are new and modern can be expected to last up to 10 years.
- Washers and dryers, depending on the model, can last around 10 years and sometimes up to 15 years.
These kitchen appliances are important, and this is one area where you definitely don’t want to make cheap replacements. Kitchens are important selling points when you’re renting out a Las Vegas property. You don’t want to keep a dishwasher or a refrigerator around for longer than you should just because it hasn’t reached the end of its life. Make updates when appropriate, even if the appliances still have some life left in it. You don’t want to wait for it to finally die.
Look for replacement models that are energy-efficient and attractive. Stainless models are especially lovely to look at and use, but you don’t have to spend that much money. Just make sure all of the appliances match one another and work reliably.
Life Expectancy of Las Vegas Rental Property Flooring
Floors should last a long time, even in your rental property. To achieve this kind of lifespan, you’ll need to install high quality floors that are durable and reliable.
The lifespan of your floors really depends on the type of floors you have and the wear on those floors from your tenants.
- Carpets should last for around five years, but will likely need to be professionally cleaned during turnovers.
- Hard surface flooring will last longer – six to 10 years on average. This includes faux wood laminates, tile, and vinyl planks.
You’ll need to assess the condition of your floors during every turnover. Decide whether the carpet needs to be replaced, for example, or whether you can get away with having it steam cleaned for one more year. Consider upgrades such as hard surface flooring. Not only does it last longer, it’s also more attractive to tenants, and likely to raise your rental value.
These are general estimates for Las Vegas rental properties. We can talk about these estimates and how they pertain to your rental property specifically. It’s possible you’ll get more out of a particular appliance or system, and it would help if you knew that.
Let’s talk about it. Contact us at New West Property Management. Our team expertly manages residential rental homes in Las Vegas and throughout Clark County, including Henderson and North Las Vegas.