Nothing on this list is a surprise. It only feels like one when the roof, the furnace and the water heater all arrive in the same eighteen months — which, in a house built in one year, they tend to.
Write in the year each one was installed, and the table tells you what’s coming — and roughly what it costs in north metro Atlanta today.
| Component | Typical life | Typical cost today | Installed | Due around | Your estimate |
|---|---|---|---|---|---|
| Roof (architectural shingle) | 20–25 yrs | $12,000–25,000 | |||
| Heating & cooling (per system) | 12–15 yrs | $8,000–16,000 | |||
| Second HVAC system (if two) | 12–15 yrs | $8,000–16,000 | |||
| Water heater, tank | 10–12 yrs | $1,800–3,000 | |||
| Exterior paint or stain | 7–10 yrs | $6,000–12,000 | |||
| Deck (wood) | 15–25 yrs | $15,000–30,000 | |||
| Windows (per window) | 25–40 yrs | $700–1,200 each | |||
| Gutters and downspouts | 20–30 yrs | $2,000–4,000 | |||
| Garage door opener | 10–15 yrs | $500–900 | |||
| Garage door | 20–30 yrs | $2,000–4,000 | |||
| Driveway (concrete) | 25–30 yrs | $8,000–15,000 | |||
| Fence (wood) | 15–20 yrs | $5,000–12,000 | |||
| Refrigerator | 10–15 yrs | $2,000–4,000 | |||
| Dishwasher | 9–12 yrs | $800–1,500 | |||
| Range / cooktop / oven | 13–15 yrs | $1,000–3,000 | |||
| Washer and dryer | 10–13 yrs | $1,500–3,000 | |||
| Carpet | 8–10 yrs | $3–6 per sq ft | |||
| Sump pump | 7–10 yrs | $600–1,200 | |||
| Septic pumping (if septic) | every 3–5 yrs | $400–700 | |||
| Attic insulation top-off | 20+ yrs | $1,500–3,000 | |||
| Termite bond (annual) | yearly | $150–400 |
Add up everything with a "due around" inside the next ten years: $. Then divide by ten. That's the amount a house like yours quietly needs set aside each year, before anything breaks.
The rule of thumb for a house in north Fulton or East Cobb is 1–2% of its value per year. On a $700,000 home, that's $7,000–14,000 a year — most years far less, and then one year a great deal more.
Three ways to use this
- Stagger what you can. If the roof and both HVAC systems are all due in 2029, replace one HVAC system a year early, on your terms, in the off-season.
- Know which repairs aren’t worth it. A $2,500 compressor on a system two years from its “due around” is money spent twice.
- Put the dates in your calendar. The year before each one, get quotes in the slow months — February for HVAC, late winter for roofs — when contractors are competing for the work.
Costs are typical ranges for north metro Atlanta in late 2026 and depend on the size of the house and what you choose. Lifespans assume normal maintenance; skipped maintenance shortens them.
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