Every component has rings.
We count them honestly.
Install year sets the inner ring. Today's date sets the current ring. Expected lifespan sets the outer ring. The condition multiplier reshapes everything in between.
Condition reshapes the rings.
A 12-year-old HVAC in Excellent condition still has more life than a 6-year-old one in Poor condition. The condition multiplier turns gut feel into a number.
Cell values are remaining-life multipliers — multiply by the component's expected lifespan to get years left.
Four life bands. One per ring zone.
Where the current ring lands tells you whether to relax, plan, reserve, or act now.
Repair anything. Component is decades from EOL.
Repair sensible. Avoid premature replacement.
Reserve cash. Run cost-per-year math on every repair.
Replace next cycle. Repairs rarely break even.
The EOL forecast bar.
Every component on every property gets a single horizontal life bar — you see at a glance which ones are red.
Explore More Features
See everything Repair or Replace Decision Tool has to offer.
The 13-Factor Verdict
Stoplight Repair / Monitor / Replace verdict scored on 13 weighted factors — remaining life, cost-per-year, break-even, condition, ROI, and more.
Learn more →True Cost Per Year
Normalize repair vs. replace into a single apples-to-apples cost-per-year — with cumulative cost chart and crossover year.
Learn more →40+ Components, One Custom Slot
8 component categories — HVAC, roof, plumbing, electrical, appliances, exterior, interior, foundation — with built-in defaults, plus a blank custom card.
Learn more →Portfolio CapEx Radar
A radar sweep across your portfolio surfaces the components that need attention now — ranked by urgency × cost — with a 3-year reserve forecast.
Learn more →The AI Second Opinion
Send your verdict to an AI inspector and get a structured agree / disagree / clarify / risk-flag review with confidence rating.
Learn more →When Replace Starts Winning
A balance scale that tips: see the exact year replacement costs less per year than another round of repairs.
Learn more →The 5 Condition Grades
Excellent (1.3×) to Poor (0.5×): how the 5-grade condition multiplier reshapes a component's effective remaining life.
Learn more →Count Your Rings
Add any component and instantly see the rings, the EOL date, and the condition multiplier in action.
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