Recommended guidelines for building component lifespans in

whole building life cycle assessment

This document provides recommendations for building component lifespans for whole building life cycle
assessment based on U.S. sources. The relevant U.S. 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 U.S. 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 U.S. sources, organized by the building component categories presented
in the UK RICS Carbon Statement.

Category Component Life span, years Recommendation for life span

(per RICS) (per RICS) (per RICS) Remarks determination
Roof Roof 30 "Roof coverings" is vague. Other sources Refer to appropriate source for
coverings have more detail and variation building type and material:
depending on roofing component and - For office buildings, refer to BOMA.
material type. Due to the wide range in - For multifamily residential
material life spans, specific material type buildings, refer to Fannie Mae.
should be used to make life span - For single-family homes, refer to
determinations. InterNACHI.

Internal Internal 30 Other sources don't have "partitions" Minimum: 10 years or 10-25 years
finishes partitioning specifically. Fannie Mae has "common depending on age range of resident
and dry lining area walls," which range from 10-25 population (Fannie Mae).
years depending on the resident
population. InterNACHI has wall
options (ceramic tile, gypsum
(standard), concrete, and wood
paneling) that range from 20-75+ years.
However, since InterNACHI is focused on
residential buildings (presumably single-
family), their data may not be
appropriate for commercial buildings.

Wall finishes: 30 BOMA has life spans for interior finishes Select from options below (BOMA):
Render of walls ranging from 4 - 15 years. - Vinyl wall covering: 10 years
- Wallpaper: 4 years
- Epoxy (2 part): 15 years
- Fabric: 5 years
- Wood finishes: 15 years

Wall finishes: 10 BOMA painted walls have a life span of 5
Paint years, while InterNACHI lists interior
paint as having a life span of 10 - 15
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.
Minimum: 5 years
- For office buildings, refer to BOMA.
- For multifamily residential
buildings, refer to Fannie Mae.
- For single-family homes, refer to
InterNACHI.

Raised access 30 No equivalent in other sources Use 30 years (RICS)

floor

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 Recommended guidelines for building component lifespans in
whole building life cycle assessment

Category Component Life span, years Recommendation for life span

(per RICS) (per RICS) (per RICS) Remarks determination
Internal Finish layers 10 Not sure what "finish layers" refers to.
finishes Wall, floor, and ceiling finishes are
covered elsewhere.

Ceiling 20 BOMA has various ceiling materials - For office buildings, refer to BOMA.
finishes lasting from 13 - 30 years. Fannie Mae - For multifamily residential
has concrete ceilings as 50+ years while buildings, refer to Fannie Mae.
acoustical tile is 10 years. InterNACHI - For single-family homes, refer to
has suspended ceilings as 25+ years and InterNACHI.
acoustical tile ceilings as 40+ years.
Since the range varies widely, different
sources should be used depending on
the building type.

Substrate 20 BOMA has hardwood flooring substrate Minimum: 20 years (RICS)

as 50 years. No info from other sources.

Paint 10 Other sources range from 5 - 10 years. Minimum: 5 years

FF&E Loose 10 No info from other sources 10 years (RICS)
furniture and
fittings
Services/MEP Heat source 20 Other sources are more specific on type ASHRAE should be consulted for MEP
of heating equipment, ranging from 6 - equipment. More specific
40 years. Other sources should be equipment types can be found in the
consulted for specific equipment type. following:
- For office buildings, refer to BOMA.
- For multifamily residential
buildings, refer to Fannie Mae.
- For single-family homes, refer to
InterNACHI.
Space 20 Other sources are more specific on type ASHRAE should be consulted for MEP
heating and of heating equipment, ranging from 6 - equipment. More specific
air treatment 40 years. Other sources should be equipment types can be found in the
consulted for specific equipment type. 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 ASHRAE should be consulted for MEP
range from 10 - 100 years. 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.

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 Recommended guidelines for building component lifespans in
whole building life cycle assessment

Category Component Life span, years Recommendation for life span

(per RICS) (per RICS) (per RICS) Remarks determination
Services/MEP Electrical 30 Other sources have a wide range of ASHRAE should be consulted for MEP
installations electrical components and equipment, equipment. More specific
life span varies. 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 15 BOMA has "light fixtures" as 20 years, ASHRAE should be consulted for MEP
fittings while InterNACHI has "fixtures" as 40 equipment. More specific
years. For more equipment life spans, equipment types can be found in the
refer to appropriate source. following:
- For office buildings, refer to BOMA.
- For multifamily residential
buildings, refer to Fannie Mae.
- For single-family homes, refer to
InterNACHI.
Communicati 15 Other sources don't have 15 years (RICS)
ons communications components.
installations
and controls
Water and 25 Water-related equipment range from 5 ASHRAE should be consulted for MEP
disposal (control sensors) to 75 (plastic water equipment. More specific
installations lines) years. For specific equipment life equipment types can be found in the
spans, refer to the appropriate source. 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 20 Other sources range from 10 - 50+ years Refer to BOMA for life spans of
conveyor elevators, escalators, and other lifts
installations by type. Fannie Mae has life spans
on more detailed elevator
equipment, or by age range of
resident population
Facade Opaque 30 Other sources report siding life spans - Aluminum siding: 40 years
modular ranging from 20 - 50 years depending on - Brownstone: 40 years
cladding type. Due to the wide range in life spans, - Precast concrete panel: minimum
life spans should be based on specific 30 years
cladding material (Fannie Mae), as - Brick, block, and stone: minimum
shown in next column. 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

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 Recommended guidelines for building component lifespans in
whole building life cycle assessment

Category Component Life span, years Recommendation for life span

(per RICS) (per RICS) (per RICS) Remarks determination
Facade Glazed 35 Fannie Mae specifies curtain wall (metal - Metal curtain wall: minimum 30
cladding/Curt and glass) as having a lifespan of 30 years
ain walling years. - Glass curtain wall: minimum 30
years
Windows and 30 Other sources have window lifespans Refer to Fannie Mae and InterNACHI
external between 20 - 40 years, and doors 20 - 30 for more specific component parts.
doors years. However, components parts of
these building components may be
shorter (i.e. window glazing).

Table 2. Background information and qualitative assessment of sources evaluated.

Short Geographic
name Author origin Document title Qualitative assessment
ASHRAE American Society of U.S. ASHRAE Equipment Life ASHRAE is an American industry
Heating, Expectancy Chart organization that specializes in HVAC.
Refrigerating and Probably the most authoritative source for
Air-Conditioning HVAC components.
Engineers

Barrie101 Barrie and Toronto Canada Life Expectancy of Commercial This is a building inspection company in
Commercial Building Building Components the Toronto area. Does not seem as
Inspector official as industry organizations, but life
span data appear to be taken from
InterNACHI.

BOMA Building Owners and International Preventive Maintenance This source focuses on office buildings.
Managers Guidebook: Best Practices to Likely a top authority.
Association (BOMA) Maintain Efficient and Sustainable
Buildings ©2010. Appendix 7:
Building Systems Useful Life

Fannie FannieMae U.S. INSTRUCTIONS FOR PERFORMING Fannie Mae is a mortgage loan company
Mae A (a.k.a. Federal National Mortgage
MULTIFAMILY PROPERTY Association) sponsored by U.S.
CONDITION ASSESSMENT (Version government. This document focuses on
2.0), Appendix F Estimated Useful multifamily buildings.
Life Tables

InterNACHI International International InterNACHI's Standard Estimated This international organization focuses on
Association of Life Expectancy Chart for Homes homes (single-family)
Certified Home
Inspectors
(International)
RICS Royal Institution of U.K. Whole life carbon measurement: A definitive source on LCA of buildings,
Chartered Surveyors implementation in the built but not U.S. based.
environment
Draft RICS professional statement
1st edition

HQE Centre Scientifique France CSTB HQE Performance Life Cycle A definitive source on LCA of buildings,
et Technique du Assessment: Specific rules for new but not U.S. based.
Bâtiment buildings in line with EN 15978

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