Documente Academic
Documente Profesional
Documente Cultură
Equipment
Reference and
Estimated Service
Life Research
Report
A MEFMA Publication
Sponsored by
FACILITIES SERVICES
CONTENTS
1. Introduction 4
2. The Development of Reference Material 5
3. International Standards 6
4. Distribution Curves 6
5. Reference Service Life Values and Adjustment 7
6 Regional Examples 8
- Case 1: United Arab Emirates 8
- Case 2: Qatar 9
- Case 3: Qatar 9
- Case 4: Yemen 9
- Case 5: Oman 10
9. Conclusions 16
10. Limitations of the Research 16
11. Further Research 16
12. References 17
13. Bibliography 18
14. Appendix A: The UNIFORMAT Framework 19
Facility and Equipment Reference and
Estimated Service Life Research Report
Executive Summary Improved accuracy in service life estimation will enable MEFMA
members to prepare more accurate budgets. Individual
This MEFMA research report presents a review of literature related component replacement frequencies may be used to support
to facility component service life expectancy information. zero-based budgeting activities. The factor method is introduced
The research did not cover data sources which may be embedded as a tool to help facility managers derive estimated service life
in or supplied as part of software applications. values from reference service life data.
The research reveals that there is a wealth of information available The research confirms that facility managers are required to
to facility management professionals, although the majority of demonstrate sound judgement, financial, managerial accounting
that information originates from outside MEFMA’s catchment and life-cycle costing competency, business case development
area. With little regional information available of reasonable capability and presentation skills to operate effectively in matters
quality, MEFMA members are presented with a starting point for of facility component life cycle-related decision making. A
component reference life assessment. bibliography is included to assist facility managers in exploring
these topics. MEFMA training courses also cover the above topics
International standards are introduced that provide MEFMA comprehensively.
members with excellent guidance on determining equipment
reference service life and estimated service life values. The The research reveals that component life expectancy values that
standards introduce the factor method as a means to adjust have been used by engineers for decades are based on little
component reference life expectancies and provide guidance more than the opinions of a number of survey respondents.
on the use of this method. This should encourage MEFMA members to develop a regional
database based on real data.
Several useful data sources have been identified and are
introduced in this report. Taken together these data sources run A selection of regional air-cooled chiller life expectancy cases is
to thousands of line items which should be of considerable value presented to demonstrate the widely varying life expectancies
to MEFMA members tasked with assessing facility component of, and life cycle influences on, a single equipment type in
life expectancies. various locations, with the equipment having been subjected
to an assortment of differing operational environments. In some
Published service life data has not been replicated in this report cases the example chillers have exceeded published reference
due to consideration of intellectual property rights. The report service life estimates while in others the chillers have been
therefore introduces these data sources to MEFMA members as decommissioned in a much shorter period. Reference weather
a directory and provides details of availability and current price. data is provided for the different case locations to enable facility
Where data can be downloaded from web sites, links have been managers to make comparison between regional locations. The
provided to enable MEFMA members to begin to compile their cases show that decisions made and actions taken throughout
own reference libraries. a component’s service life can affect its life expectancy. In 2
of the 5 cases presented the chillers have outlasted published
The literature confirms that facility component life expectancy reference service life expectancy, suggesting that the regional
assessment is far from being a clinical assessment or exact operational outdoor environment may not be the deciding
science. Rather, it demands that facility managers use their factor in equipment service life reduction. The major influence
operational experience and life cycle costing analysis and may be more related to human action and interaction.
business skills together to derive meaningful data.
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The development of Life Manual. BPL provides data on service life of components
along with key durability issues. This work has been described
reference material as “...the definitive source of robust data on the durability and
maintenance requirements of mechanical and electrical plants.”
While there are several sources of facility component and Dell’Isola and Kirk[11] provide service life and maintenance data on
equipment reference service life data, ranging from manufacturer over 800 line items, presented in a UNIFORMAT framework. The
data to empirical data, there is no single data set that can be authors present data related to facility structure and components
applied without adjustment to every facility. which they have collected through their extensive life cycle
costing work. Information presented includes energy demand
A shortage of life expectancy data relating to buildings and
where applicable, component replacement life and percentage
structures has been noted by Ashworth[3] and echoed by Tse[4]
replaced. The authors also warn that inadequate maintenance
who noted that research undertaken by the Building Services
can result in premature obsolescence.
Research and Information Association (BSRIA) highlighted “…a
lack of data sets for building services components…”. Tse also An outline of the UNIFORMAT framework is provided at Appendix
tells us that BSRIA is looking to develop its own database. A. Construction elements are arranged in major group elements,
group elements and individual elements.
Waier et al.[5] provide extensive information on cost planning for
facilities maintenance and introduce readers to the concept of NSRDEC[12] provides facility managers with service reference life
“effective age”. The authors show, by way of a simple table, how data on a range of food service equipment.
effective maintenance can result in an increase in remaining
service life. This principle is reflected in the factor method Mayer[13] provides an ISO 15686 based Durability Assessment for
described some 12 years later in ISO 15686-8.[6] the UK’s National Audit Office on behalf of Building Life Plans. This
work includes an assessment of component life of six different
construction types of house and apartment.
BCIS & RICS[14] published the “Life Expectancy of Building
Components: Surveyors’ Experiences of Buildings in Use: a
Practical Guide”. This publication presents the results of a
survey of building component life expectancies based on the
experience of surveyors.
A further study of the life expectancy of home components is
provided by NAHB.[15] This publication includes data relating to
appliances and cabinets in addition to building components.
An often-cited information source for Heating, Ventilating and The Chartered Institution of Building Services Engineers (CIBSE)
Air-Conditioning (HVAC) components is the American Society of provides indicative life expectancies for a range of building
Heating, Refrigerating and Air-conditioning Engineers (ASHRAE). services equipment.[16]
ASHRAE publishes life expectancy figures that are based on data
RSMeans[17] provided a “complete reference for the Facility
gathered in the 1970’s. Abramson et al.[7] introduce ASHRAE’s
Manager” which includes maintenance, repair and replacement
research project TRP-1237 which is designed to gather more
data for a wide range of facility components. Presented in
accurate and up-to-date reference data. Abramson et al. caution
accordance with the UNIFORMAT framework, this annually
that many users of the historical ASHRAE data, which is also
updated publication also covers civil as well as building services
published in ASHRAE’s 2011 Applications Handbook, are unaware
components.
that the data was gathered, with the exception of air-to-air heat
pump data, in 1976 and that the data were gathered from only Chew Yit Lin[18] focuses on the maintainability of buildings but
68 survey responses. Survey respondents provided opinions also includes a useful material selection table listing expected
regarding component service life rather than data being based service reference life span information relating to several facility
on actual equipment installation and replacement dates. elements. Chew provides data on steel, tiles, tile bedding, glass,
sealants, gaskets, waterproofing, plastic pipes and paints. Chew
While the ASHRAE data from the 1970’s continues to support
also provides information on defect causes that may be of value
facility managers and engineers, other sources of data have also
to the facility manager who seeks to extend the life of building
been developed.
elements. He also provides guidance to those wishing to apply
1992 saw the publication of the Housing Association Property the factor method to adjust service reference lives for local
Mutual (HAPM) Component Life Manual.[8] This book provided conditions. Chew’s work is supported by an evolving online
data for a range of over 500 building components, presented in database of related information, accessible following purchase
seven component groups. of the printed book.
NIBS[9] also provides data on the service life of housing In common with other authors, Stanford[19] also provides service
components including, appliances, interior doors, bathrooms, life data presented in a UNIFORMAT framework.[19] The author
closets, floors, home security etc. provides service life information along with indicators that may
be used to adjust service life values in line with the factor method.
BPL[10] provided us with the Building Services Component
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The standard defines the modifying factors as: Tse[4] states that the only other source of data that can be used to
A. Quality of components generate distribution curves is BCIS, Life Expectancy of Building
B. Design level Components: Surveyor’s Experiences of Buildings in Use - A
C. Work execution level Practical Guide.[14]
D. Indoor environment
E. Outdoor environment
F. In-use conditions
G. Maintenance level
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Reference Service Life Values By following Stanford’s guidance the air-cooled chiller may
and Adjustment have an estimated service life of only 4.5 years.
The factor method introduced in ISO 15686-1 and It would be difficult for chiller manufacturers to sell chillers
ISO 15686-8 allows facility managers to adjust component with a life expectancy of only 4.5 years into the MEFMA
reference service life values based on in-use conditions. catchment area. It is possible therefore that Stanford meant
that life expectancy is reduced to 70% of reference service life
ISO 15686-8 provides worked examples of the rather than by 70%, in which case the estimated service life of
implementation of the factor method and provides an an air-cooled chiller would be as follows:
example of in-use conditions of poor, normal and good.
These in-use conditions will be used to modify values of Estimated (Adjusted)
Reference Service life
Component Service life (years)
relevant factors. A normal in-use condition may result in a (years)
RSL – 30%
factor of 1 whereas good would return a factor of 1.2, with
Air-cooled, electric 15 10.5
a factor of 0.8 being applied to poor in-use conditions as drive chiller
shown in the table below:
16 11.2
Category In-use condition
17 11.9
Poor Normal Good
Stanford’s publisher’s website does not indicate errata for the
A 0.8 1 1.2
publication in question.
Thus if factors B to G were all normal, returning a modification We could choose to coat the condenser coils with a
value of 1, while factor A was found to return a result of poor, protective coating to protect from the rapid oxidation that
the ESL of a component having a reference service life of 20 Stanford describes. Facility managers would then have to
years would be: assess the life cycle implications of such an action. Coil
ESL = 20 (reference service life) * 0.8 (category A (poor)) *1 coatings can be expensive and facility managers should be
(Category B - Normal) * 1 (Category C - Normal) * 1 (Category aware of the terms and conditions of coil coating applicator
D – Normal) * 1 (Category E – Normal) * 1 (Category F – contracts. It is not uncommon for the coil coatings to require
Normal) * 1 (Category G – Normal) = 16 years regular maintenance in order to maintain the coating
warranty. Facility Managers should therefore budget for this
Even using the factor method the facility manager still has maintenance and factor it into life cycle considerations.
much to do to arrive at the best solution to service life issues.
Stanford[19] provides a table of reference service life data with Coil coatings will also be subject to physical damage,
notes related to service life issues. For air-cooled, electric incurring reactive maintenance costs. Failure to implement
drive chillers for instance, Stanford provides the following remedial action in a timely manner may void the coil coating
information: warranty.
Further, a coil coating warranty may only apply to the coil
Component Service life (years) Service life issues
coating itself. In the event of coating failure, damage to the
Air-cooled, electric 15-17 In coastal areas,
drive chiller condenser fins and
coil itself may not be covered under the coating warranty.
unit casing must have In this situation the facility manager may be left paying for
epoxy or phenolic repairs to coat a deteriorating coil with no assurance that
coating to protect corrosion has been halted.
aluminum from rapid
oxidation. Without this The facility manager also needs to be aware of the
coating, life is reduced
by 70%.
performance impact of coil coating applications. Even
a minor reduction in heat transfer efficiency can have a
Assuming that the chiller has unit epoxy coating with no significant long-term financial impact for the client.
condenser coil coating and will be installed in a coastal
environment, the first problem the facility manager faces One option overlooked by Stanford, possibly because he
is selecting the equipment reference service life. Following estimates a longer life for air-cooled condensers than for
Stanford’s guidelines the options are as follows: chillers, is the possibility of budgeting to replace a damaged
condenser coil after 10.5 years rather than replacing the full
Estimated (Adjusted) chiller. The Facility Manager then has the option of avoiding
Reference Service life
Component
(years)
Service life (years) the expense of coil coating, along with coating maintenance
RSL – 70% and repair costs, in exchange for the planned replacement
Air-cooled, electric 15 4.5 of a coil which could ultimately prove to be the more
drive chiller satisfactory option for the client.
16 4.8
17 5.10
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The Facility Manager would then also have to assess the Stanford confers a longer service reference life on an air-
remaining service life of the refurbished chiller. cooled condenser, 20 years, than he does on an air-cooled
chiller, while it is often the condenser that deteriorates
To complicate matters, ASHRAE gives an air-cooled condenser quickly. This coil deterioration can, of course, have an impact
an RSL of 20 years based on data gathered in 1978, as do on the overall chiller life cycle.
Dell’Isola and Kirk[11], CIBSE and Stanford.[11, 16, 19, 22]
Weather information provided is for reference only and
Garris[23] states that HVAC equipment may be refurbished for should not be used as input to design or service life decision-
less than 50% of the cost of new equipment, depending on making processes.
the scope of work required. Garris also introduces a caution
that more complex equipment, such as packaged chillers, Case 1: United Arab Emirates
may not be candidates for refurbishment.
The owner of a Dubai retail establishment installed several
The facility manager therefore needs to be fully capable of air-cooled, centrifugal chillers in the late 1990’s. It is believed
performing life cycle costing analyses. Part 5 of the ISO 15686 that the condensers were treated with a protective coating
suite, Life Cycle Costing, provides guidance on this topic.[24] on site but this cannot be confirmed.
Facility managers should be aware of the observation of The facility owners replaced 5 of the air-cooled chillers in
Davies and Wyatt who caution that “The purpose of the 2009. The replacement chillers were also air-cooled. This gives
factor approach is to provide a ‘rough and ready’ means of an actual life-cycle of approximately 12.5 years. According to
estimating, not predicting, service life”.[25] The authors suggest Stanford[19], who provides the most conservative reference
that it may be more beneficial to consider improving the service life for an air-cooled chiller, these chillers should
accuracy of service life prediction rather than the application have lasted upwards of 15 years due to their protective
of the factor method to adjust simple reference service life coating, suggesting that the local operating environment
expectancies. is extremely harsh on air-cooled chillers. Operation and
maintenance regimes and the operational environment are
Westberg et al.[2] provide an example of the methodology that factors in service life expectancy. The chillers in question
Davies and Wyatt[25] caution against as they state that finding have been operated and maintained by a reputable facility
the estimated service life (ESL) of a component is “limited to management company with occasional support from the
the problem of finding the values of seven factors…” As the chiller manufacturer for major works. Maintenance of the coil
seven factors are applied to the reference service life (RSL) coating cannot be confirmed.
of a component, identifying a reasonably accurate RSL is, as
Davies and Wyatt suggest, of clear value in increasing the A further 8 air-cooled chillers at the same facility have had
accuracy of ESL figures. condenser coils replaced within the last 5 years, indicating
a condenser service life expectancy of between 7 and 12
ISO 15686-8[21] provides facility managers with information years, far short of the 20 year reference service life published
related to the gathering of reference service life data and in several data sources.
suggests manufacturers, technical bodies and national
building codes as potential data sources. The standard also Given the above replacement actions it may be assumed that
notes that “the vast amount of existing data of scattered the remaining air-cooled chillers at this same facility are also
quality constitutes an important source of information…” approaching the end of their economic life span.
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This case demonstrates that facility managers need to be have deteriorated considerably and crumble when touched.
able to conduct a thorough analysis of all aspects of service Operational efficiency is now unacceptable.
life related matters and prepare and present sound business
cases to ensure adequate budget allocation. This example demonstrates that the actual service life of an
air-cooled chiller, with uncoated condenser fins and operating
Dubai weather information (source: Meteonorm V6.1) in what many facility management professionals consider to
be a harsh environment, can be extended beyond published
reference life expectancy.
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Mean temp
21.3 22.7 24.8 28.3 32.6 34.7 36.8 36.5 33.5 30.7 26.6 24
(ºC)
Relative Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
humidity 64 62 56 48 43 50 50 51 57 57 59 62
(%) Mean temp
21.1 23.7 29.3 33.9 36.6 36.5 36.4 34.4 30.9 26.1 23.1
(ºC)
Relative
Case 2: Qatar humidity 68 64 54 44 35 35 43 54 55 59 62 69
(%)
A 4-star hotel has three air-cooled screw chillers. The chiller
nameplates indicate factory testing in mid-2007. Allowing for Case 4: Yemen
shipment and installation, the chillers are assumed to have
entered service at the end of 2007, giving approximately 5 A government entity in Aden installed several new air-cooled
years of service to date. Condenser coils are uncoated. screw chillers in the late 1990’s. CIBSE[16] suggests an indicative
service life of 25 years for screw chillers although the authors
A brief visual inspection was carried out. Two chillers show no do not make clear whether this relates to air or water cooled
obvious signs of deterioration while the third has sustained screw chillers. Condenser coils were uncoated.
considerable physical damage to condenser fins. This fin
damage restricts airflow through the condenser coil and Client administrators requested intervention from the chiller
reduces the operational efficiency of the chiller. Condenser manufacturer after only 18 months of chiller operation
deterioration may also begin at these damage sites. This may due to claimed poor chiller performance and repeated
impact the service life of the chiller. breakdowns. A visual inspection revealed serious condenser
fin deterioration. Chiller performance was confirmed to
Stanford[19] suggests that the reference service life of these be poor by the manufacturer’s representative. A review of
chillers would be between 4.5 and 5.1 years, allowing for the commissioning data revealed that the chillers had not been
initial reference service life of 15 years, reduced by 70% due correctly commissioned by the installing contractor. Facility
to lack of coating. None of the chillers appears to be nearing operation and maintenance (O&M) staff had been given
the end of service life. no training when the chillers were handed over to them
and they had no experience of screw chillers. A review of
In the event that Stanford did mean that the reference service operational log sheets revealed that the chillers had been
life should be reduced to 70% of the initial value, rather than consistently operating outside their design parameters while
by 70%, facility managers could assume that these chillers are no maintenance had been carried out at all. Chiller plant
approximately half way through their service lives. control was found to be faulty resulting in uncontrolled
chiller shutdowns.
Case 3: Qatar
This case reveals the importance of correct installation and
The owner of a residential facility installed a new air-cooled, full commissioning in addition to O&M staff training. The
reciprocating chiller which was manufactured in 1980. An chillers were operating outside their design conditions in
installation date of 1981 is assumed but cannot be verified. a coastal environment. Rapid condenser fin degradation
Condenser fins are aluminium and not coated. added to the operational problems and was unchecked by
the maintenance team.
Chiller replacement has been scheduled for 2013, giving an
actual service life of approximately 22 years, as condenser fins
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ASHRAE, Dell’Isola and Kirk, CIBSE and Stanford all give air- Muscat (Seeb) weather information (source: Meteonorm
cooled condensers a 20 year reference service life.[11, 16, 19, 22] V6.1)
The condensers in the case were compromised in less than
18 months.
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Mean temp
22 23.6 26.4 30.4 35.1 36.2 34.7 32.2 31.2 29.9 26.7 23.8
(ºC)
Relative
humidity 63 63 56 46 39 50 63 70 69 57 62 65
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
(%)
Mean temp
26.9 27.3 28.7 29.5 31.8 33.8 34.1 33.8 33.1 30.9 29.4 27.1
(ºC)
Relative
humidity
(%)
71 73 74 75 73 63 60 61 71 71 70 70
Managing Component Service Life
Case 5: Oman This section introduces information available to facility
managers that may be of use in managing facility component
A 5-Star hotel operator installed 10 air-cooled centrifugal service life. The section supplements the information available
chillers at its hotel in Muscat. The chillers were commissioned in data sources listed in the directory section of this report.
in 1983. The chiller condensers were made with copper fins
rather than aluminium. Operational Environment
The hotel operator commissioned a condition survey of the Westberg et al. discuss the use of environmental data in
chillers in 2006, the results of which led to the replacement of estimating component service life and also provide an
the chillers after a service life of 23 years. example of degradation agents that affect the service life of
building components.[2]
The copper-finned condensers were not replaced during the
operational life of the chillers. Spare Parts
All chillers were operational until replacement. The chillers Port[26] warns that the selection of spare parts can have an
were finally sold and exported from Oman, providing the impact on the life expectancy of components, noting that the
hotel operator with the residual value of each chiller. use of counterfeit parts can cause, along with other issues,
equipment malfunction and equipment life reduction.[26]
A factor in the decision to replace the chillers was the hotel
operator’s requirement for high availability and reliability of Facility managers are therefore cautioned that achieving the
cooling plant. estimated service life of components is dependent upon the
use of the correct spares for the particular component.
The hotel operator delivers a high quality maintenance
regime, supported as needed, e.g. for major overhauls, by the Parking Structures
chiller manufacturer’s own service staff.
Shiu and Stanish provide a life-cycle cost considerate example
This high quality maintenance, coupled with fully trained of the extension of service life of a parking structure.[27]
operators, enabled the hotel to get maximum return on its
investment in air-cooled chillers over a period of 23 years. The The authors note the following key points to maintaining a
hotel operator also benefited from the residual value of the parking structure over its full service life:
plant, a factor which facility managers should consider when • The importance of timely repair
evaluating options. The original choice of equipment would • Deterioration root cause analysis
also have influenced the achieved service life. • Designing repairs with an adequate service life
• Implementing a comprehensive maintenance program
In addition to economic and life-cycle related considerations,
it is evident that the hotel operator has also considered risk in The above points may be beneficial to facility managers
the decision to replace the chillers due to the requirement for throughout their portfolios.
high reliability and availability.
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Shohet et al.[28] set out to develop a methodology to establish The authors hypothesize that the service life of a component
databases of building component deterioration patterns can be predicted from internal and external factors. Internal
using the following steps: factors include building design and usage while external
• Identification of failure patterns factors include environmental aspects. As part of their work,
• Determination of component performance the authors collected data on environmental conditions of 6
• Determination of life expectancy deterioration path different zones:
• Evaluation of predicted service life • Urban • Rural
• Industrial • Coastal
Included in this work is an example of deterioration agents of • Island • Highland
cementitious stucco along with possible failure modes that
may be of interest to facility managers. The authors deploy Gaspar and De Brito use the factor method to derive the
a variation of the factor method in deriving component estimated service life of cement-rendered facades and provide
predicted service life values. useful suggestions for values of modifying factors that may
assist facility managers with service life prediction.[35]
Shohet and Paciuk[29] predict the life expectancy of four
different cladding materials under normal in-use conditions: With a focus on adhesive ceramic tiling systems in Lisbon,
• Cementitious mortar Portugal, Bordalo et al. have developed a model for prediction
• Synthetic rendering of service life.[36] The authors use the model to identify factors
• Ceramic mosaic affecting service life and have established a hierarchy of
• Stone cladding defects. They also inform us that while 42% of degradation
is due to environmental factors the remaining 58% is due to
Of the materials considered, stone cladding was found to the design and installation errors.
most durable with cementitious mortar least durable.
Rudbeck tells us that methods of improving the service life
Shohet and Paciuk provide life expectancy limiting prediction of building envelope components would be
coefficients for cladding components under differing failure improved by incorporating consideration of life-cycle cost
mechanisms that may be of use to facility managers.[30] assessment.[37] Rudbeck provides a method of linking service
life prediction with economic assessment and uses the factor
Silva et al. propose the application of the factor method method as a component of the method.
for stone cladding directly adhered to the substrate.[31] To
overcome some of the limitations of the factor method the Facility managers may also need to predict the service life
authors also propose the use of multiple linear regression to of electrochromic windows. A methodology to do this is
identify relevant sub-factors. outlined by Czanderna et al.[38] The authors note that their
service life prediction methodology can also be applied to
Silva et al. present a method for service life prediction of stone industrial situations.
cladding directly adhered to the substrate.[32] The Portugal-
based authors also provide a table of estimated service life Paint finishes to old buildings present another service life issue
data according to cladding characteristics. The authors have to facility managers. Garrido et al.[39] identify 5 degradation
considered: factors that may affect the service life of paint coatings:
• Type of stone • Colour of stone • Thickness of coating film
• Type of finish • Distance from sea • Choice of resin or oil based coating
• Orientation • Exposure to wind / rain • Choice of textured or smooth coating
• Exposure to damp • Substrate preparation
• Facade orientation
Silva et al. use studies of 140 different stone-clad facades to Simmler and Brunner provide insight into the ageing
develop models to describe the degradation of facades and mechanisms, properties and service life issues of vacuum
describe the use of neural networks to predict the service life insulation panels (VIPs).[40]
of stone cladding that is directly adhered to the substrate.[33]
Reinforced Concrete
Usman and Resdiansyah also use neural networks to
predict component service life of materials in Malaysia. While several of the data sources listed in this report provide
[34]
The authors identify three methods commonly used service life data for reinforced concrete components, Lin et al.
to determine components service life: the factor method, develop a model for the prediction of service life of reinforced
probabilistic method and engineering method and note the concrete exposed to chloride environments and demonstrate
ease of use of the factor method. They do however note that the model by predicting the service life of a reinforced concrete
the factor method can cause confusion due to overlapping slab exposed to a chloride environment.[41]
of individual factors, observing that component quality can
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Recognizing the need for more realistic HVAC equipment *Note that this website appears to block IP addresses
service life data, ASHRAE initiated a web-based project in originating from the UAE.
2003, seeded with data from 163 commercial buildings, with
the intent of allowing the ASHRAE community to add to the Description
database. In addition to its main goal of providing guidance on the
inspection of residential buildings, this publication provides,
The ASHRAE web-based project remains an active data at Appendix C, guidance on the life expectancy of housing
gathering tool and is available for members and non- components. These components include:
members to use. • Household appliances
The data are presented in spreadsheet format. The database • Bathroom fittings
is free to download. • Cabinetry
• Closet systems
HAPM - 1999 • Counter tops
• Doors
Data Source: Component Life Manual • Electrical
Price: Update 14 (2003) GBP 99.99 (approx AED 600) • Waterproofing finishes
September 2012 • Flooring
Availability: • Footings and foundations
http://www.waterstones.com/waterstonesweb/products/hapm/ha • HVAC
pm+comp+life+man+updat+14/7652754/ • Home security
• Insulation
Description • Landscaping
“HAPM” is the Housing Association Property Mutual Ltd. • Masonry
HAPM’s Component Life Manual provides information on • Mill work
reference, or median, service life of building components and, • Paints and stains
according to Stanford, provides “the best current reference” • Plumbing
for related information.[19] Stanford also tells us that the data • Roofing
presented relate to materials commonly used in housing and • Rough structure
light commercial construction in the United Kingdom and • Shutters
are not as comprehensive as that found in the United States. • Siding
Stanford confirms his faith in HAPM by using it as a reference • Walls and wall treatment
source for his own published data. • Windows
Data Source: BPG Building Fabric Component Life Manual Data Source: Building Services Component Life Manual:
Price: GBP 375 (approx AED 2250) Building Life Plans
Availability: Price: US$ 270 (Approx AED 1017) as at 24 September 2012
http://www.taylorandfrancis.com/books/details/9780419255109/ Availability:
[Last accessed 24 September 2012] http://www.amazon.com/Building-Services-Component-Life-
Manual/dp/0632058870/ref=sr_1_1?ie=UTF8&qid=1348476374&
Description sr=8-1&keywords=Building+Services+Component+Life+Manual%
From the publisher’s website (see “availability” for address): 3A+Building+Life+Plans
“This manual provides a comprehensive source of building [last accessed 24 September 2012]
component life-span and maintenance data for commercial
and industrial building components, following the same Description
format as the ground-breaking HAPM Component Life From the publisher: “This unique manual provides much-
Manual for domestic buildings. Each building component is needed guidance on the whole-life performance of building
allocated its own data sheet on which a number of generic services components - which often account for 60% of a
descriptions are provided together with assessed life-spans building’s running costs. Service lives of components are
and maintenance requirements.” explained - from control valves to hydraulic lifts, and are
ranked according to recognized quality benchmarks, with
NIBS - 2000 adjustment factors for differing environments, use patterns
and operating regimes. Summaries of typical inspection
Data Source: Residential Rehabilitation Inspection Guide and maintenance requirements are given, along with
Price: Free to download specification guidance and references to further detailed
Availability: sources of information.
http://www.huduser.org/portal/publications/destech/inspection.
html [Last accessed 24 September 2012]
A MEFMA Publication 13
Facility and Equipment Reference and
Estimated Service Life Research Report
Data Source: Food Service Equipment Life Expectancy Data Source: Study of Life Expectancy of Home Components
Price: Free to download Price: Free to download
Availability: Availability:
http://nsrdec.natick.army.mil/about/food/NavyFSE/ http://stevesmallman.com/documents/NAHB-Lifetimes.pdf
EquipmentLifeExpectancy1.pdf [Last accessed 24 September 2012]
[Last accessed 24 September 2012]
Description
Description This publication presents the results of a telephone survey
This resource provides information relating to equipment of manufacturers, trade associations and researchers. Survey
installed in general messes. Life expectancy data is provided respondents cautioned that the life expectancy of housing
for a range of food service equipment. components is dependent upon the quality of maintenance.
The study lists life expectancies of a wide range of
Mayer - 2005 components in the following categories:
Data Source: BLP Durability Assessment for National Audit • Appliances
Office • Cabinetry and storage
Price: Free to download • Concrete and masonry
Availability: • Counter tops
http://www.nao.org.uk/idoc.ashx?docId=660CB49B-D7F7-44CE- • Decks
A61D-B3BC7390279D&version=-1 • Doors
[Last accessed 24 September 2012] • Electrical and lighting
• Engineered lumber
Description • Faucets and fixtures
Mayer presents a durability assessment of components along • Flooring
with assumptions and an explanation of the underlying data. • Footings and foundations
Components of the following building types are considered: • Framing and other structural systems
• Brick and block house • Garages
• Brick and block flat • Home technology
• Thin joint house • HVAC
• Timber frame house • Insulation and infiltration
• Timber frame flat • Job site equipment
• Advanced timber frame house • Molding and mill work
• Hybrid frame house • Paint, caulks and adhesives
• Volumetric house • Panels
While this document relates to UK housing, the author includes • Roofing
information on design and detail assumptions, workmanship • Siding and accessories
and installation and maintenance activity which facility • Site and landscaping
managers may find helpful when using the factor method to • Walls, ceilings and finishes
estimate component service life expectancies. • Windows and skylights
A MEFMA Publication 14
Facility and Equipment Reference and
Estimated Service Life Research Report
A MEFMA Publication 15
Facility and Equipment Reference and
Estimated Service Life Research Report
The Yemen case study highlights the potential impact of Limitations of the Research
failing to commission assets correctly. Asset service life is
reduced and operational expense is increased. The research did not include an investigation of data sources
which may be embedded in or supplied with, or as part of,
Much of the literature, while targeted at specific facility software applications.
components or facility types, provides valuable information
that can be adapted to other facility components or types, as Although example cases are introduced in the report, the
suggested by Lavy and Shohet in their research.[44] research was not designed to include field research within
MEFMA’s catchment area.
The literature makes it clear that facility managers cannot
avoid the linkage between finance and budgeting, adequate Further Research
levels of maintenance and service design life. Inadequate MEFMA members are encouraged to conduct field research
budgeting can lead to less than optimum maintenance, within their own geographical areas. This research should
which can have an adverse effect on facility component capture facility component service life data and also reasons
service life. The factor method provides a fairly simple means for removal e.g. end of economic life, beyond economical
for facility managers to estimate component service life repair, obsolescence, reduced energy performance, risk
based on an initial reference service life and the application management etc. This life expectancy data could then be
of any or all of 7 modifying factors: used to seed a MEFMA service life database with local data.
A. Quality of components
B. Design level A spreadsheet template is provided with this report to
C. Work execution level facilitate the recording of facility component and equipment
D. Indoor environment service life data.
E. Outdoor environment
F. In-use conditions
G. Maintenance level
A MEFMA Publication 16
Facility and Equipment Reference and
Estimated Service Life Research Report
References
[26] Port R. Recommendations for Extending Equipment Life in the
[1] ISO. ISO 15686-1:2011 Buildings and constructed assets - Municipal Market. WaterWorld. 2010;26(3):52-.
Service life planning - Part 1: General principles and framework. [27] Shiu KN, Stanish K. Extending the Service Life of Parking
Geneva; 2011. Structures. Concrete International. 2008;30(4):43-9.
[2] Westberg K, Norén J, Kus H. On using available environmental [28] Shohet IM, Puterman M, Gilboa E. Deterioration patterns of
data in service life estimations. Building Research & Information. building cladding components for maintenance management.
2001;29(6):428-39. Construction Management & Economics. 2002;20(4):305-14.
[3] Ashworth A. Assessing the life expectancies of buildings and [29] Shohet IM, Paciuk M. Service life prediction of exterior cladding
their components in life cycle costing. COBRA ‘96: components under standard conditions. Construction
Royal Institution of Chartered Surveyors 1996. Management & Economics. 2004;22(10):1081-90.
[4] Tse P. How long will components and systems last? [30] Shohet IM, Paciuk M. Service life prediction of exterior cladding
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[5] Waier P, Plotner S, Morris S, eds. Cost Planning & Estimating for [31] Silva A, de Brito J, Gaspar PL. Application of the factor method
Facilities Maintenance. Kingston, MA: RSMeans 1996. to maintenance decision support for stone cladding.
[6] ISO. ISO 15686-8:2008 Buildings and constructed assets - Automation in Construction. 2011;22:165-74.
Service-life planning - Part 8: Reference service life and service [32] Silva A, de Brito J, Gaspar PL. Service life prediction model
life estimation Geneva: ISO; 2008. applied to natural stone wall claddings (directly adhered to the
[7] Abramson B, Lung-Sing W, Herman DL. Service Life Data from substrate). Construction & Building Materials.
an Interactive Web-Based Owning and Operating Cost 2011;25(9):3674-84.
Database. ASHRAE Transactions. 2006;112(1):81-92. [33] Silva A, Dias JL, Gaspar PL, de Brito J. Service life prediction
[8] HAPM. HAPM Component Life Manual: Taylor & Francis 1992. models for exterior stone cladding. Building Research &
[9] NIBS. Residential Rehabilitation Inspection Guide. Information. 2011;39(6):637-53.
U.S. Department of Housing and Urban Development Office of [34] Usman F, Resdiansyah. Service life prediction of building
Policy Development and Research 2000. components. International conference on construction and
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[12] NSRDEC. Food Service Equipment Life Expectancy. 2004 [cited [36] Bordalo R, de Brito J, Gaspar PL, Silva A. Service life prediction
2012 31 August 2012]; Available from: http://nsrdec.natick. modelling of adhesive ceramic tiling systems. Building
army.mil/about/food/NavyFSE EquipmentLifeExpectancy1.pdf Research & Information. 2011;39(1):66-78.
[13] Mayer P. BLP Durability Assessment for National Audit Office. [37] Rudbeck C. Service life of building envelope components:
London: Building Life Plans; 2005. making it operational in economical assessment. Construction
[14] BCIS, RICS. Life Expectancy of Building Components: Surveyors’ and Building Materials. 2002;16(2):83-9.
Experiences of Buildings in Use : a Practical Guide: BCIS 2006. [38] Czanderna AW, Benson DK, Jorgensen GJ, Zhang JG, Tracy
[15] NAHB. Study of Life Expectancy of Home Components. CE, Deb SK. Durability issues and service lifetime prediction of
Washington: National Association of Home Builders / Bank of electrochromic windows for buildings applications. Solar
America Home Equity; 2007 31 August 2012. Energy Materials and Solar Cells. 1999;56(3–4):419-36.
[16] CIBSE. CIBSE Guide M - Maintenance engineering and [39] Garrido MA, Paulo PV, Branco FA. Service life prediction of
management. London: CIBSE 2008. facade paint coatings in old buildings. Construction and
[17] RSMeans. Facilities Maintenance and Repair Cost Data. 2010 ed. Building Materials. 2011;29(0):394-402.
Kingston, MA: REED Construction Data 2010. [40] Simmler H, Brunner S. Vacuum insulation panels for building
[18] Chew Yit Lin M. Maintainability of Facilities For Building application: Basic properties, aging mechanisms and service
Professionals. Singapore: World Scientific Publishing Co. Pte. life. Energy and Buildings. 2005;37(11):1122-31.
Ltd. 2010. [41] Lin G, Liu Y, Xiang Z. Numerical modeling for predicting
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Capital Assets. Lilburn, GA: The Fairmont Press Inc. 2010. environments. Cement and Concrete Composites.
[20] ISO. ISO 15686-2:2012 Buildings and constructed assets - 2010;32(8):571-9.
Service life planning -- Part 2: Service life prediction procedures [42] Allender HD. Determining the economical optimum life
- Buildings and constructed assets Geneva: ISO; 2012. of residential water meters. Water Engineering & Management
[21] ISO. ISO 15686-8:2008 - Buildings and Constructed Assets - 2000 [cited 2012 27 September 2012]; Available from:
Service Life Planning - part 8: Reference service life and service http://www.wwdmag.com/meters/determining-economical
life estimation. London: British Standards Institute; 2008. optimum-life-residential-water-meters
[22] ASHRAE. HVAC Applications. Atlanta: ASHRAE 2011. [43] Elektrotek. Power Factor Correction - Automatic.
[23] Garris LB. Is HVAC Refurbishment an Option? 2012 [cited 2012 27 September 2012];
Buildings. 2009;103(10):24-. Available from: http://www.electrotekltd.com/products/low-
[24] ISO. ISO 15686-5:2008 Buildings and constructed assets - voltage/power auto.html
Service-life planning - Part 5: Life-cycle costing. Geneva: ISO; [44] Lavy S, Shohet IM. On the effect of service life conditions
2008. on the maintenance costs of healthcare facilities. Construction
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method for durability and service life prediction. Building
Research & Information. 2004;32(6):552-3.
A MEFMA Publication 17
Facility and Equipment Reference and
Estimated Service Life Research Report
Geneva, ISO.
ISO (2006) ISO 15686-7:2006
Buildings and constructed assets -- Service life planning -- Part
7: Performance evaluation for feedback of service life data from
practice. Geneva, ISO.
A MEFMA Publication 18
Facility and Equipment Reference and
Estimated Service Life Research Report
Appendix A
The UNIFORMAT Framework
ASTM Uniformat II Classification for Building Elements
Level 1 Level 2 Level 3
Major Group Elements Group Elements Individual Elements
A1010 Standard Foundations
A10 Foundations A1020 Special Foundations
A1030 Slab on Grade
A. SUBSTRUCTURE
A2010 Basement Excavation
A20 Basement Construction
A2020 Basement Walls
C1010 Partitions
C10 Interior Construction C1020 Interior Doors
C1030 Fittings
D4010 Sprinklers
D4020 Standpipes
D40 Fire Protection
D4030 Fire Protection Specialties
D4090 Other Fire Protection Systems
A MEFMA Publication 19
www.mefma.org