The Home Maintenance Checklist Every 20-Year-Old House Needs
Written by
Martin Dasko
Edited by
Zuri Anderson
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According to a recent survey from Guardian Service, 71% of homeowners have postponed critical renovations or repairs due to financial concerns. The survey also pointed out that home improvement budgets have dropped by 42% in 2025 and that 62% of homeowners performed critical repairs on their own instead of hiring professionals.
Unlike a vehicle, your house doesn’t have a visible sign when it’s time for a major service or repair project in most cases. By dedicating a weekend to basic maintenance, you can prevent potential future headaches and save a significant amount of money through focused preventive work.
GOBankingRates consulted with real estate experts to create a checklist of vital home maintenance tasks that should be addressed once a home reaches 20 years old. The checklist focuses on the key systems and appliances to inspect, repair or replace after 20 years. The goal is to focus on preventive maintenance to save money in the long run.
1. Roof and Gutters
“Today’s asphalt-fiberglass shingles are rated 25 to 30 years, but three-tab roofs installed in 2005 are already curling,” said Josh McGrath, a real estate broker and owner of Better Homes and Gardens Real Estate Central.
A professional roof inspection can help you determine if it’s worth keeping it a little longer or if it’s time to replace it. You’ll also want to inspect the gutters for sagging, rust and clogging to avoid poor drainage that could lead to foundation damage.
“This is one of the most efficient things that any homeowner can take care of, even before the 20-year mark,” said Vanessa Garcia, a Taskrabbit Tasker who specializes in house repairs. She stressed that this preventive work can help you avoid mold and water leaks that could damage electrical lines and plumbing.
McGrath pointed out that the cost of a professional roof inspection can range from $150 to $250, significantly less than the cost of addressing a structural-damage leak, which could exceed $8,000.
2. HVAC
“Heaters and air conditioners usually don’t last longer than 15 to 20 years, so if your home still has the original unit installed, it’s working on borrowed time,” remarked Sajal Bhadra, a technology entrepreneur, real estate expert and the co-founder of Calling Agency. “Even while working, an older HVAC system is less efficient, meaning higher utility bills and less comfort.”
The experts agreed that replacement is often more cost-effective than spending money on future repairs or incurring increased utility bills due to significant issues. You can also improve your indoor air quality by replacing the HVAC system.
3. Water Heater
The experts agreed that most water heaters last approximately 10 to 12 years. If you’re still using the first one after 20 years, it’s time to replace it.
4. Plumbing
McGrath shared that you can have a plumber scope drain lines with a camera ($125) and check angle stops under every toilet and sink. He also pointed out that re-piping a two-bath home runs $4,500 to $7,000, but it’s still cheaper than mold remediation.
5. Electrical Panel
Bhadra noted that older electrical panels were not designed to handle today’s heavy appliance and device loads. The reality is that breakers become weak, wiring insulation deteriorates, and old panels can even become a fire hazard after 20 years. By investing in a professional electrician to inspect your system, you’ll keep your place safe and able to meet modern energy needs.
You should also consider replacing the panel, installing GFCI outlets in kitchens and bathrooms, and weatherproofing outdoor wiring, as these measures can help prevent costly emergencies in the future. McGrath suggests that you budget $1,800 to $2,4000 if you need a 200-amp upgrade.
6. Kitchen Appliances
McGrath stressed that a 2005 refrigerator uses 1,400 kWh per year, but a 2025 Energy Star model uses 400 kWh. Based on his experience, this upgrade can help you save $170 per year.
He also warned that if the stove burner flames turn yellow instead of blue, it’s crucial to call a technician before carbon monoxide levels spike. The general consensus is that your refrigerator, dishwasher, oven, and microwave may be nearing the end of their useful years at the 20-year mark.
7. Foundation and Flatwork
Hairline cracks can be cosmetic, but anything wider than ⅛ inch will require an engineer and a urethane injection. McGrath noted that spending $150 on sealing your driveway can save you money, as a full resurface can cost up to $4,000 in five years.
8. Insulation and Ventilation
The experts agreed that it’s essential to inspect your insulation and ventilation after a few decades, as cracks can put a strain on your HVAC system. Garcia suggests checking windows, as the weather where someone lives can always lead to potential cracks and water drips. She pointed out that she’s noticed the humidity levels are pretty high due to the lack of proper ventilation, which simply circulates dirty air in a home.
9. Safety Equipment
A home maintenance checklist is incomplete without mentioning safety equipment. You’ll want to check your fire alarm and carbon monoxide alarm to ensure that they’re functioning correctly.
Since smoke alarms are stamped with a 10-year manufacture date, yours could’ve expired years ago. McGrath urges that you swap in 10-year sealed-battery units and add one CO alarm per floor. He also shared that smart leak detectors, which can be placed under every sink, cost $35 each and will text your phone the moment water hits the floor.
10. Invest In a Home Inspection
McGrath urges that you budget $3,000 to $5,000 for a 20-year home inspection for critical items (roof tune-up, HVAC service, water heater swap, panel safety check), and by doing so, you’ll avoid the $25,000 surprise expenses that could hurt you when you’re trying to sell in the future. This home inspection at the 20-year mark could be the best investment that you make.
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