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HVAC Life Remaining Calculator
HVAC replacement windows drive capex. This calculator sizes life remaining.
0.75 heavy (commercial), 0.9 residential, 1.0 light
Life remaining (yrs)
3.1
Adjusted life (yrs)
16.1
3-yr replacement prob
0.0%
How the math works
Adjusted life = useful life × maintenance × duty cycle. Remaining = adjusted − age.
HVAC replacement timing correlates with R-22 to R-410a/R-454b transition deadlines. A 15-year-old R-22 system has no future service path — the replacement decision is forced, not optional. Build this timing into reserve planning.
How to Use
- Enter HVAC age in years.
- Enter expected useful life.
- Enter maintenance factor.
- Enter duty cycle factor (heavy use shortens life).
- Read life remaining.
Frequently Asked Questions
Useful life?
Central AC: 12-20 years. Heat pump: 10-15. Furnace (gas): 15-25. Boiler: 20-35. Rooftop packaged: 15-20. Mini-split: 12-20. Useful life shortens 20-30% in heavy coastal/humid climates.
Maintenance factor?
Annual service contract: +15-25% life. Filter changes + coil cleaning 2x/yr: +10-20%. Neglected: -20-40%. HVAC is the most maintenance-sensitive major system; small regular investment pays multi-year life extension.
Early signs?
Rising repair frequency (3+ service calls in 12 months), refrigerant leaks (R-22 systems), rising energy bills without usage change, reduced cooling capacity. Each signals replacement within 1-3 years.
How often should I rerun this?
Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.
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