Indicative life expectancy for building services plant, equipment and systems

Equipment item

Indicative

Remarks

Life
(years)
Boiler plant
Shell and tube boilers (steam and HTHW)
Water tube boilers (steam and HTHW)
Electrode/electric boilers (steam and HTHW)
Shell and tube boilers (MTHW/LTHW)
Water tube boilers (MTHW/LTHW)
Electrode/electric boilers (MTHW/LTHW)
Cast iron sectional boilers (MTHW/LTHW)
Steel boilers (MTHW/LTHW)
Condensing boilers (MTHW/LTHW)

20
25
25
20
25
25
25
15
15

Refrigeration plant medium to large

Centrifugal chiller
Reciprocating chiller
Screw chiller
Absorption chiller

15
20
20
20

See note 1
See note 1
See note 1

25

Consider thickness, bonding and quality

12

Consider thickness and quality of

10

Consider quality of timber preservation

Open type cooling towers

Plastic coated metal cooling tower
of plastic coating
Galvanised metal cooling tower
galvanising
Timber constructed cooling tower
which can extend life
Ceramic cooling tower
Plastic constructed cooling tower
Epoxy treated metal cooling tower
Stainless steel cooling tower
stainless steel

35
20
15
30

External heat rejection for refrigeration plant

Air cooled condensers
Evaporative condensers
Air blast dry air coolers plastic coated metal
of plastic coating
Air blast dry air coolers galvanised metal
Air blast dry air coolers epoxy treated metal

20
20

Boiler plant auxiliaries

Oil storage tanks external protection
Oil storage tanks underground
Combustion controls
Boiler electrodes
Feed pumps
Water treatment
Atmospheric gas burners
Forced air gas burners
Oil burners
Solid fuel handling plant
High temperature fans
Instrumentation
Oil distribution system for boiler plant
Gas distribution system for boiler plant
Mild steel flue
Stainless steel flue
Brick or concrete chimney external
Brick or concrete chimney internal
Steel chimney external

20
15
12
8
15
15
15
12
12
15
15
10
15
20
15
20
40
50
30

Water tanks
Cast iron water cisterns
Mild steel (treated) water cisterns
Plastic water cisterns
Galvanised metal water cisterns

35
15
35
12

Ref:newOOMtable.doc

Water treatment is very important

Water treatment is very important
Water treatment is very important

Consider thickness and quality of plastic

Consider quality and thickness of

20
20
25

Consider thickness, bonding and quality

Consider thickness and quality of galvanising

Depends on thickness of metal and corrosion protection

Depends on thickness of metal and corrosion protection

Conveyor system up to 20 years

Depends on thickness of metal and corrosion protection

Check quality of stainless steel

Depends on thickness of metal and corrosion protection

Page 1 of 5

Not for domestic or drinking water purposes

High quality structural support is necessary

Ductwork systems and components

Ductwork (galvanised)
Ductwork (plastic)
need to be considered
Ductwork (flexible circular)
considered also cleaning difficulties
Fans (heavy duty centrifugal)
Fans (centrifugal)
Fans (axial)

30
20

Mechanical damage and expansion

20

Mechanical damage needs to be

25
20
20

Fans (propeller)

15

Fans (roof mounted units)

15

Fire dampers: curtain type

12

Coils (copper fins) heating

25

Coils (copper fins) cooling

Coils (aluminium fins) heating
aluminium fins and exposure to adverse external conditions
Coils (aluminium fins) cooling
aluminium fins and exposure to adverse and wet external conditions
Coils (galvanised) heating

25
15

Consider operational duty wet surfaces

Consider quality and thickness of

15

Consider quality and thickness of

Spray cooler coils (copper electro-tinned) and washers

Eliminators (galvanised)
Eliminators (plastic)
Eliminators (stainless steel)
Coils (electric)
Thermal wheels
Filters (automatic) excluding media
Filters (panel) excluding media
Filters (electrostatic)
Filters (activated carbon) excluding media
Grilles and diffusers (anodised aluminium)
Grilles and diffusers (painted metal)
Plate recuperator
Dampers manual
Dampers automatic
Steam humidifier (direct)
Steam humidifier (electric generated)
Water spray humidifier
Pan type humidifier
Chemical dehumidifiers (excluding medium)
External louvres (anodised aluminium)
possible breakdown of surface coating
External louvres (steel painted)
Attenuators
of acoustic material
Packaged air handling/conditioning units (internal)
Packaged air handling/conditioning units (external)
Air conditioning terminal units
Fan coil units (heating and cooling)
Induction units
Terminal reheat units
VAV terminal units (bellows type)
VAV terminal units (box type)
Double duct terminal units
Chilled ceiling panels
depending on type -10 years
Chilled beams
depending on type -10 years
Ventilated ceilings
VRV units
VVT fan powered terminal units
Split systems
Heating terminal units
Radiators (cast iron)
Radiators (steel)
Radiators (2 mm thick steel)
Radiators aluminium

Ref:newOOMtable.doc

12
15
10
15
20
10
15
15
20
15
15
25
30
20
20
15
10
8
12
10
15
25
20
25
20
15
15
20
20
15
15
15
25
20

Maintenance is very important

Maintenance is very important
Early signs of corrosion must be dealt with
Early signs of corrosion must be dealt with
Regular cleaning is important to avoid
Early signs of corrosion must be dealt with
Consider type of lining, adhesive and fixing

Consider type of corrosion protection

Flexible water pipework connections

Flexible water pipework connections

25
10
15
10
25
15
Water condition is important
20
Water condition is important
20 Water condition is important and materials in system

Page 2 of 5

Radiator painting
Unit heaters (steam and hot water)
Unit heaters (gas and electric)
Radiant heaters (steam and hot water)
Radiant heaters (electric)
Fan coil units (heating only)
Natural convectors water
Natural convectors electric
Underfloor heating with concrete encased steel pipes
obtained corrosion prevention of steel pipes
Underfloor heating with concrete encased plastic pipes
is obtained consider quality of plastic pipes
Underfloor electric heating
Ceiling heating (hot water)
Ceiling heating (electric)
Electric storage heaters
Pipework systems and components
Open pipework systems (steel)
Closed pipework systems (steel)
Open pipework systems (copper)
Closed pipework systems (copper)
Open pipework systems (steel galvanised)
Closed pipework systems (steel galvanised)
Refrigerant pipework systems
Steam pipework system
Condensate pipework system
water treatment
Condensate collecting vessel
water treatment
Open expansion vessel
Closed expansion vessel with membrane
Water treatment plant
Water treatment control and measurement equipment
Pumps (base mounted)
Pumps (pipework mounted)
Pumps (glandless)
Pumps (sump and well)
Pumps (condensate)
Bellows flexible (steel)
Bellows flexible (rubber)
Bellows expansion (steel)
Valves (glandless)
Valves (glands)
Calorifiers
Heat exchangers (shell and tube)
Ductwork and vessel thermal insulation (blanket type)
Pipework and vessel thermal insulation (moulded type)
Drainage and Public Health
Internal waste, foul and rainwater drainage (cast iron)
Internal waste, foul and rainwater drainage (copper)
Internal waste, foul and rainwater drainage (plastic)
Below ground salt glazed drainage
movement
Below ground cast iron drainage
movement
Below ground plastic drainage

5
15
10
20
10
15
20
10
25
30

Suggest a long-term bonded warranty is

Suggest a long-term bonded warranty

20
25
15
10
25
30
35
40
25
35
20
25
12

Consider type of material, wall thickness and

12

Consider type of material, wall thickness and

10
15
15
10
20
15
10
12
10
10
8
10
20
15
20
25
30
30

Consider tube thickness and quality of copper

Consider tube thickness and quality of copper

See note 1

Consider type of fixing and mechanical damage

Consider fire and smoke rating

35
40
20 Consider mechanical damage & any expansion rqmt
40 Consider possibility of damage and structural
45 Consider possibility of ground and structural
40

Above ground rainwater plastic

25

Sanitary ware

25

Fire fighting and protection systems

Alternate wet and dry sprinklers

20

Wet sprinklers
Wet risers
Dry risers
Foam systems
Portable fire appliances
Fire hose reels

25
20
25
15
8
15

Ref:newOOMtable.doc

Use correct type of paint

Page 3 of 5

Consider mechanical damage

Consider corrosion; see CIBSE Guide E(28)

section 8.1.7.3
Consider corrosion

Fire hydrants
Fire alarms (electrical)

30
20

Battery support for fire alarm

Fire dampers (curtain type)
Computer room fire extinguishing system
possible phasing out of fire extinguishing agent
Smoke and heat detectors

10
15
15

Consider environmental impact and

10

Electrical distribution network

Main supply switchgear and distribution equipment
Transformers (dry type)
Transformers (oil type)
Mains cables (permanent installations)

30
30
30
30

Electrical installations in buildings

Final circuits and outlets
Lighting installations (internal)
Lighting installations (external)
Emergency lighting

20
20
15
20

Electrical motors (general)

with supplier
Motor speed control devices
Motor control centres

15
10
20

Electrical generating plant

Alternators
Continuously rated gas/oil engines (frequent use)
Continuously rated gas/oil engines (standby)
Continuously rated steam engines (frequent use)
Continuously rated steam turbines (frequent use)

25
15
25
25
25

Oil storage

30

Controls & instrumentation

20

Mains failure sensors

15

Battery support

10

Building management and controls (electronic/electric)

Personal computer
PC operating system
BMS operating system
Autodial modem
Printer
Screened network (hardwiring)

Low voltage decorative may be limited to 10 years

Smaller motors may have a shorter life check

Damper actuators
Intelligent outstations
Sensors
Control valves
Control dampers
Electronic/pneumatic interfaces
Utility metering
Pagers
Remote display panels
Hardwiring between devices

10 Alternative name supervisor. Reference note 2.0

8
See note 2
8
8
5 With frequent use operating costs are important
25 Should be future proofed with additional cable
wireways. See note 2
10
Proprietary devices or gateways may require
support. See note 2
10
10
See note 2
8 Periodic loop tuning and calibration should be considered
15
15
10
20
5
10
See note 2
25
Screened cables may be necessary

Controls general
Pneumatic controls
Electric controls
Electronic controls
Hydraulic valve actuators
Pneumatic valve actuators
Self-contained valve actuators

20
20
15
10
15
8

Miscellaneous electrical equipment and plant

Lead acid batteries (sealed)
Nickel alkaline batteries (vented)
Battery chargers

5
20
20

Network communication devices

Ref:newOOMtable.doc

Page 4 of 5

Clock systems
Communication systems
Public address systems
Intruder alarms and intercommunications
Uninterrupted power supply systems
Closed circuit television and video
Television and satellite systems
Lightning protection
Lighting control and management system
Continuous flow electrical heaters
Electrical water heaters
Electrical storage heaters with ventilation
Electrical floor heating
Electrical heater (on peak)
Window unit air conditioner
Residential single or split package air conditioner
Commercial through the wall air conditioner
Water cooled air conditioner
Residential air to air heat pump
Commercial air to air heat pump
Commercial water to air heat pump

15
20
20
10
20
10
15
25
15
12
12
20
25
8
8
10
10
15
10
15
15

Miscellaneous mechanical equipment and plant

Kitchen (cooking and support systems)
Laundries (equipment and support systems)
Water features
Computer room air conditioning
Tea rooms (equipment and support systems)
Hand dryers
Drinking fountains
Vending machines
Sanitary towel disposal
Food/container waste disposal
Waste paper shredders/disposal
Stair/lobby ventilation
Fire protection (pipes and ducts)

15
20
15
15
15
5
10
8
10
5
10
20
20

Incinerators
Gas or oil fired furnaces
Domestic gas fired warm air heaters
Domestic gas fired boilers
Domestic gas fired combination boilers
Gas fired hot water (storage and continuous)
Gas fires

15
15
15
10
10
12
8

Voice and data. See note 2

See note 2

Water treatment is very important

Damage to fire protection should be examined at

frequent intervals
Selection of heat exchanger material is important

Vertical transportation
Lifts

15

Escalators

15

Security
Access systems (door releases, card readers, key pads)
CCTV cameras
CCTV control systems & multiplexers

10
10
15

Infra red lighting

10

Intruder detection

15

Note 1 The phasing out of CFCs and HCFCs may require replacement of
equipment earlier than originally planned
Note 2 Technology changes can influence early replacement
Note 3 Ensure that all heat exchangers especially refrigerant cooling and
heat pump systems are suitable for UK operating conditions

Ref:newOOMtable.doc

Page 5 of 5