Recommended guidelines for building component lifespans in

1 Recommended guidelines for building component lifespans in whole building life cycle assessment July 6, 2018 Page | 1 This document provides recommendations for building component lifespans for whole building life cycle assessment based on sources. The relevant sources are the building Owners and Managers Association (BOMA), Fannie Mae, and the International Association of Certified Home Inspectors (InterNACHI). Table 1 presents the Recommended building component life span (or the authoritative source), organized by the categories developed by the Royal Institution of Chartered Surveyors (RICS). More information on RICS and the other sources referenced in Table 1 is presented in Table 2. Table 1. Recommendations for building component lifespans based on sources, organized by the building component categories presented in the UK RICS Carbon Statement.

2 Category (per RICS) component (per RICS) Life span, years (per RICS) Remarks Recommendation for life span determination Roof Roof coverings 30 "Roof coverings" is vague. Other sources have more detail and variation depending on roofing component and material type. Due to the wide range in material life spans, specific material type should be used to make life span determinations. Refer to appropriate source for building type and material: - For office buildings, refer to BOMA. - For multifamily residential buildings, refer to Fannie Mae. - For single -family homes, refer to InterNACHI. Internal finishes Internal partitioning and dry lining 30 Other sources don't have "partitions" specifically. Fannie Mae has "common area walls," which range from 10-25 years depending on the resident population. InterNACHI has wall options (ceramic tile, gypsum (standard), concrete, and wood paneling) that range from 20-75+ years.

3 However, since InterNACHI is focused on residential buildings (presumably single -family), their data may not be appropriate for commercial buildings. Minimum: 10 years or 10-25 years depending on age range of resident population (Fannie Mae). Wall finishes: Render 30 BOMA has life spans for interior finishes of walls ranging from 4 - 15 years. Select from options below (BOMA): - Vinyl wall covering: 10 years - Wallpaper: 4 years - Epoxy (2 part): 15 years - Fabric: 5 years - Wood finishes: 15 years Wall finishes: Paint 10 BOMA painted walls have a life span of 5 years, while InterNACHI lists interior paint as having a life span of 10 - 15 years. Minimum: 5 years Floor finishes 30 Other sources have more detailed life span estimates based on specific floor finish types, which have life spans ranging from 5 - 100+ years. - For office buildings, refer to BOMA.

4 - For multifamily residential buildings, refer to Fannie Mae. - For single -family homes, refer to InterNACHI. Raised access floor 30 No equivalent in other sources Use 30 years (RICS) Recommended guidelines for building component lifespans in whole building life cycle assessment July 6, 2018 Page | 2 Category (per RICS) component (per RICS) Life span, years (per RICS) Remarks Recommendation for life span determination Internal finishes Finish layers 10 Not sure what "finish layers" refers to. Wall, floor, and ceiling finishes are covered elsewhere. Ceiling finishes 20 BOMA has various ceiling materials lasting from 13 - 30 years. Fannie Mae has concrete ceilings as 50+ years while acoustical tile is 10 years. InterNACHI has suspended ceilings as 25+ years and acoustical tile ceilings as 40+ years. Since the range varies widely, different sources should be used depending on the building type.

5 - For office buildings, refer to BOMA. - For multifamily residential buildings, refer to Fannie Mae. - For single -family homes, refer to InterNACHI. Substrate 20 BOMA has hardwood flooring substrate as 50 years. No info from other sources. Minimum: 20 years (RICS) Paint 10 Other sources range from 5 - 10 years. Minimum: 5 years FF&E Loose furniture and fittings 10 No info from other sources 10 years (RICS) Services/MEP Heat source 20 Other sources are more specific on type of heating equipment, ranging from 6 - 40 years. Other sources should be consulted for specific equipment type. ASHRAE should be consulted for MEP equipment. More specific equipment types can be found in the following: - For office buildings, refer to BOMA. - For multifamily residential buildings, refer to Fannie Mae. - For single -family homes, refer to InterNACHI. Space heating and air treatment 20 Other sources are more specific on type of heating equipment, ranging from 6 - 40 years.

6 Other sources should be consulted for specific equipment type. ASHRAE should be consulted for MEP equipment. More specific equipment types can be found in the following: - For office buildings, refer to BOMA. - For multifamily residential buildings, refer to Fannie Mae. - For single -family homes, refer to InterNACHI. Ductwork 20 Other sources have ducting life span range from 10 - 100 years. ASHRAE should be consulted for MEP equipment. More specific equipment types can be found in the following: - For office buildings, refer to BOMA. - For multifamily residential buildings, refer to Fannie Mae. - For single -family homes, refer to InterNACHI. Recommended guidelines for building component lifespans in whole building life cycle assessment July 6, 2018 Page | 3 Category (per RICS) component (per RICS) Life span, years (per RICS) Remarks Recommendation for life span determination Services/MEP Electrical installations 30 Other sources have a wide range of electrical components and equipment, life span varies.

7 ASHRAE should be consulted for MEP equipment. More specific equipment types can be found in the following: - For office buildings, refer to BOMA. - For multifamily residential buildings, refer to Fannie Mae. - For single -family homes, refer to InterNACHI. Lighting fittings 15 BOMA has "light fixtures" as 20 years, while InterNACHI has "fixtures" as 40 years. For more equipment life spans, refer to appropriate source. ASHRAE should be consulted for MEP equipment. More specific equipment types can be found in the following: - For office buildings, refer to BOMA. - For multifamily residential buildings, refer to Fannie Mae. - For single -family homes, refer to InterNACHI. Communications installations and controls 15 Other sources don't have communications components. 15 years (RICS) Water and disposal installations 25 Water-related equipment range from 5 (control sensors) to 75 (plastic water lines) years.

8 For specific equipment life spans, refer to the appropriate source. ASHRAE should be consulted for MEP equipment. More specific equipment types can be found in the following: - For office buildings, refer to BOMA. - For multifamily residential buildings, refer to Fannie Mae. - For single -family homes, refer to InterNACHI. Sanitaryware 20 Assuming "sanitaryware" means toilets. Toilet tank components: 5 years Toilets, bidets, urinals: Minimum 50 years Lift and conveyor installations 20 Other sources range from 10 - 50+ years Refer to BOMA for life spans of elevators, escalators, and other lifts by type. Fannie Mae has life spans on more detailed elevator equipment, or by age range of resident population Facade Opaque modular cladding 30 Other sources report siding life spans ranging from 20 - 50 years depending on type. Due to the wide range in life spans, life spans should be based on specific cladding material (Fannie Mae), as shown in next column.

9 - Aluminum siding: 40 years - Brownstone: 40 years - Precast concrete panel: minimum 30 years - Brick, block, and stone: minimum 50 years - Concrete poured-in-place: life of building - Stone veneer: minimum 50 years - Stucco: 50 years For more options, see Fannie Mae, which also has info on insulation Recommended guidelines for building component lifespans in whole building life cycle assessment July 6, 2018 Page | 4 Category (per RICS) component (per RICS) Life span, years (per RICS) Remarks Recommendation for life span determination Facade Glazed cladding/Curtain walling 35 Fannie Mae specifies curtain wall (metal and glass) as having a lifespan of 30 years. - Metal curtain wall: minimum 30 years - Glass curtain wall: minimum 30 years windows and external doors 30 Other sources have window lifespans between 20 - 40 years, and doors 20 - 30 years.

10 However, components parts of these building components may be shorter ( window glazing). Refer to Fannie Mae and InterNACHI for more specific component parts. Table 2. Background information and qualitative assessment of sources evaluated. Short name Author Geographic origin Document title Qualitative assessment ASHRAE American Society of Heating, Refrigerating and Air-Conditioning Engineers ASHRAE Equipment Life Expectancy Chart ASHRAE is an American industry organization that specializes in HVAC. Probably the most authoritative source for HVAC components. Barrie101 Barrie and Toronto Commercial building Inspector Canada Life Expectancy of Commercial building Components This is a building inspection company in the Toronto area. Does not seem as official as industry organizations, but life span data appear to be taken from InterNACHI.