Home Maintenance: What Breaks, When, and What It Costs (2026)
Plan on 1–2% of the home’s value a year for maintenance, arriving in lumps by component age. What breaks, when, and typical repair costs on a Canadian home.
Plan on 1% to 2% of the home's value a year, averaged over ownership ($7,000 to $14,000 on a $700,000 house), with the actual spending arriving in lumps tied to component age. The inspection report tells you the ages; this table tells you what they mean. A 22-year-old roof, an 18-year-old furnace and a 12-year-old water heater on a house you are buying is roughly $25,000 to $35,000 of spending inside the first five years, which is a negotiating point on price and a line in your budget, not a surprise.
The CostToClose guided buying flow uses a maintenance estimate you can set from this table.
Replacement timeline and 2026 cost ranges
| Component | Typical life | Replacement cost (Canadian averages, 2026) | Notes |
|---|---|---|---|
| Asphalt shingle roof | 20–25 years | $12,000–$25,000 (1,500–2,500 sq ft) | Metal 40–70 years at 2–3× the cost |
| Furnace (gas, high-efficiency) | 15–20 | $5,000–$9,000 | Heat pump alternative $12,000–$20,000, with rebates |
| Central air conditioner | 12–15 | $4,500–$8,000 | Often replaced with the furnace |
| Water heater (tank) | 10–12 | $1,800–$3,500 | Rented in much of Ontario; check the contract |
| Windows (full house) | 20–30 | $15,000–$40,000 | Usually staged over years |
| Exterior doors | 20–30 | $2,000–$6,000 each | |
| Deck (wood) | 15–20 | $8,000–$25,000 | |
| Driveway (asphalt) | 15–20 | $5,000–$12,000 | |
| Kitchen (mid-range) | 20–25 | $30,000–$70,000 | Discretionary, but buyers price it |
| Bathroom | 20–25 | $15,000–$35,000 each | |
| Electrical panel | 30–40 | $2,500–$5,000 | 100A→200A upgrade for EV/heat pump |
| Plumbing (galvanized or poly-B replacement) | Varies | $8,000–$20,000 | Poly-B and Kitec are insurance issues |
| Sump pump | 7–10 | $800–$2,000 | Battery backup adds $1,000–$2,000 |
| Foundation repair / waterproofing | As needed | $5,000–$40,000 | The one that can exceed everything else |
| Septic system (rural) | 20–30 | $15,000–$35,000 | See rural financing |
Ranges from Canadian contractor and inspector published price surveys, 2025–2026; regional labour rates vary by ±25%. These are estimates, not rules.
Turning the inspection into a budget
List each major component with its age from the report, subtract from typical life, and place the replacement in a year. Then add the routine spending everyone has: $150 to $300 a month for furnace filters, gutter cleaning, HVAC service, minor plumbing and electrical, paint, and the things that break unannounced.
Worked example from the calculator
$700,000 house, 1998 construction, inspection ages: roof 22, furnace 18, AC 14, water heater 12 (rented), windows original, deck 16:
| Year | Expected item | Estimate |
|---|---|---|
| 1 | Water heater — rental, no capital cost; deck refinishing | $1,500 |
| 2 | Roof | $18,000 |
| 3 | Furnace and AC together | $12,000 |
| 4 | Deck rebuild | $14,000 |
| 5 | Nothing major | — |
| 1–5 routine | $200/mo | $12,000 |
| Five-year total | ≈ $57,500 | |
| Annual average | ≈ $11,500 (1.6% of value) |
Compare with a 2015 house at the same price: five-year total closer to $15,000. That $40,000 difference is worth putting into the offer. Reproduce the affordability impact.
What changes the number
- Age and build era. Pre-1990 homes carry the plumbing, electrical and insulation issues that inspections flag; 2000s homes are in the roof-and-furnace window now.
- Condo vs house. A condo's exterior and mechanicals are covered by the fee and reserve fund; budget 0.5% for the interior plus the fee.
- Climate. Atlantic and Prairie exposure shortens roof, deck and window life.
- Rentals in Ontario. Water heaters and sometimes furnaces are rented; check buyout costs and whether the contract survives sale.
Frequently asked questions
How much should I budget for home maintenance in Canada?
1% to 2% of the home's value per year, averaged; more for older homes. $7,000 to $14,000 a year on a $700,000 house.
How long does a roof last in Canada?
Asphalt shingles 20 to 25 years; metal 40 or more. Replacement runs $12,000 to $25,000 for a typical house.
How much does a new furnace cost in 2026?
$5,000 to $9,000 for a high-efficiency gas furnace installed; heat pumps $12,000 to $20,000 before rebates.
Should I negotiate the price for old components?
Yes. Age is visible in the inspection and priced by the next buyer too; a roof due within two years is a legitimate $15,000 to $20,000 conversation.
Does the lender consider maintenance in qualifying?
No. Debt-service ratios include heat but not maintenance, which is why the 1% to 2% figure belongs in your own budget.
Sources
- InterNACHI and Canadian Association of Home and Property Inspectors, component life expectancy tables — checked 14 Sept 2026
- Canadian contractor cost surveys (roofing, HVAC, windows), 2025–2026 — checked 14 Sept 2026
- Natural Resources Canada, heat pump costs and rebates — checked 14 Sept 2026
This is general information for Canadian home buyers and sellers, checked against the sources listed above on the date shown. It does not constitute legal, tax, or mortgage advice. Because rules and rates change, confirm current figures with your lawyer or notary, your lender, or the government office that administers the tax before you rely on them.