A home inspection is a one-day observation of the working systems and structure of the home and its appliances (HVAC, water heater, range, washer/dryer, etc.). While a home inspector can evaluate the age and condition of an appliance, it can not be determined exactly how long it will last. Often, we will observe components of a house that are operating properly but are past their typical service life and would note that in the report. For instance, typically, an electric water heater may operate for 11-15 years. We have on occasion found a 30-year-old water heater still working properly but would note on the inspection report that a new water heater may be needed soon. A home warrantee to some degree, covers replacement costs of components when they fail.