CIBSE Guide M 2014-Section12 Economic Life Factors

Economic life factors and end of economic life 12-1
Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

12 Economic life factors and end of
economic life
12.1 Background: what are Summary

economic factors and
when are they used? This chapter provides guidance on the practical application of predicted economic life expectancy and
discusses the variation factors that need to be applied.
12.2 Predicted future life
expectancy of assets and The economic life expectancy data in this section is for initial reference and guidance only. Appendix
components 12.A1 provides indicative economic life expectancy in years for listed building services assets,
equipment and constituent components/subcomponents.
12.3 Variation factors
The sources and derivation of the economic life estimates are detailed and a number of factors that
12.4 Applications can influence the economic life expectancy are explained.
12.5 Other economic life and The application of renewal interventions and threshold triggers, partial repairs and replacements
financial considerations during the expected life period and end-of-life considerations are discussed.
References Arrangements for the allocation of funding for assets replacement by the sinking fund method and
Bibliography commercial refinement of this is also explained along with funding sources for projects that reduce
carbon emissions.
12.A1: Indicative economic life
expectancy
12.1 Background: what are The relationship between these phases is illustrated in
Figure 12.1.
economic factors and
when are they used? The design life should be defined in the client’s brief and
the estimated service life should be at least as long as the
Economic life factors discussed in this chapter are design life. Maintenance will be required for certain items
an integral part of life cycle costing (LCC) and should be to achieve the predicted/estimated life. Service life
used when: replacement dates are an important variable in LCC. The
estimation of service life takes account of the period during
— comparing alternative design solutions which the asset is intended to be used for its function or
business purpose. This period will frequently dictate the
— replacing assets and components at intervals, period of analysis of the LCC and may dictate the design life
which, for the purpose of prediction, should be the for major assets and components.
economic life factors; a system may comprise many
assets and components with various individual life
cycles and this approach should ensure that a The economic life expectancy and variation factors
system operates at optimum performance provided in this chapter are derived from user experiences
of typical assets and equipment in addition to the sources
— commencing a new design, improvement or listed in the acknowledgements for this chapter.
refurbishment, to consider the total cost including
design, safety, installation, testing, commissioning, Specialist industrial refrigeration assets and refrigeration
satisfactory level of handover, maintenance, review equipment used in supermarkets and public houses for
of performance following handover, subsequent food and drink are not covered. Other items, such as
replacement and disposal. catering equipment, electronic installation (radio and
television studio equipment) and external chemical, toxic
LCC is a valuable technique. It is used as an economic and industrial liquid waste drainage, service mains supply
evaluation method to identify options where there are and transformation devices, fuel storage systems and
alternative means of achieving the client’s objectives and external security systems and street lighting systems, are
where those alternatives differ, not only in their initial also excluded.
costs, but also in their subsequent operational and life
renewal costs.
Use and
The life cycle phases for a system are: maintenance
— acquisition (acquire or create) Acquisition Disposal
— use and maintenance

Renewal and
— renewal and adaptation adaptation
— disposal. Figure 12.1 Phases in the life of a system or constructed asset

12-2 Maintenance engineering and management
Users of the data may wish to adjust the life expectancy and 12.2 Predicted future life
variation factors given based on their own experience or, in
the case of particular proprietary equipment, to take advice expectancy of assets
from the manufacturer. and components
Building services engineers should always take into account
Preparation of short-, medium- or long-term maintenance
the individual circumstances of their buildings when using
and renewal budgets for building services requires a forecast
economic life factors. The life factors listed do not provide
of the future life of existing assets and equipment and when
a substitute for survey and evaluation of the installed asset.
replacement in part or whole will be necessary. Economic
life expectancy and default factors are often used to
Kirk and Dell’Isola (1995) define the economic life, determine whether and when existing assets and equipment
technological life and useful life of an item as: should be replaced without reference to records of the
— economic life: the estimated number of years until assets’ performance in use. Engineers may assume that
that item no longer represents the least expensive once assets have reached the age indicated by the economic
method of performing its function life factor they should be replaced. This is not necessarily
the case and may lead to premature and unnecessary
— technological life: the estimated number of years replacement. Likewise, failure to monitor the actual
until technology causes an item to become obsolete condition of the assets may lead to unexpected failures.
— useful life: the estimated number of years during The indicative life expectancy table given in Appendix
which an item will perform its function according 12.A1 is intended primarily for economic evaluation
to some established performance standard. analysis and is likely to provide a conservative prediction,
particularly when assets have been in use for some years
The above definition of economic life has been used for the and have been well maintained.
purposes of the life factors in this section. The definitions
for technological life and useful life are provided for use
when comparing life factor schedules in other publications. Economic life is described in section 12.1 as that point in
It is important that contractual and legal documentation time when that item ‘no longer represents the least
clearly define the basis of the life factors used to minimise expensive method of performing its function’, i.e. it is less
misunderstanding and possible future disputes between expensive to replace the item than to continue to repair it.
the parties scheduled in the documentation. There are, however, many other reasons why an asset is
replaced, including that it may be approaching the end of
its technological life or its useful life. Retaining an asset
The listed economic life factors assume that the following until it reaches the end of its economic life may not be the
core principles apply: best engineering solution if it has already exceeded its
— the appropriate standard of maintenance is technological and useful lifespans. Increasingly, energy
undertaken, i.e. fit for function (see Chapter 3) costs are determining economic life, as more efficient
equipment may present the optimal financial solution, even
— a high standard of quality control at all levels during if the existing equipment is in a good state of repair and
manufacture within its technical life.
— compliance with the relevant approved British and

Economic life factors, average age at replacement and
European standards and codes of practice
median service lives are all based on assets having been
— installation, including testing and commissioning, replaced for any reason, which may include:
carried out to good industry standards (see CIBSE
Commissioning Codes (CIBSE, 1996, 2001, 2002a, — anticipated or actual failure
2002b, 2003a, 2003b, 2010)) — approaching the end of its useful life
— where assets are imported from outside the
European Union, equivalent quality and safety — obsolescence (end of technological life) of both the
standards are clearly specified and appropriate equipment and spares
inspections are made — refurbishment of building
— hours of assets operation (especially rotating assets):
— changes in building use and required capacity
many buildings are now being used for longer
periods of time as commercial pressures and — changes in legislation
international competition intensify; where duplicate
or multiple assets are installed, the hours of each — improved efficiency of new assets
unit should be assumed to be nominally equal
— marketing, i.e. more ‘bells and whistles’ on new
— adequate space for safety, access, maintenance and assets
removal of assets
— changes in business criticality, risks and/or
— there are no changes to regulations, particularly performance requirements.
with regards to safety or the environment, that may
necessitate earlier change
The most informative method is to conduct an economic
— spares and consumables continue to be available for analysis to determine if the asset is approaching the end of
the asset to enable on-going maintenance and repair. its economic life.

12.2.1 Typical life of building services Equipment items may not necessarily follow the failure
distribution in the bathtub curve. For equipment where
assets and constituent there is no wear, for example some electronic and electrical
components items, it is more likely that it is a straight line with a
constant failure rate. This represents failures where there is
The ‘bathtub’ curve in Figure 12.2 is frequently used as a no warning period to indicate impending failure. Other
model to describe the reliability and likelihood of failure of items may follow a straight line, gradually inclining as
products and assets over their life (Department of Education failures increase but with no distinct wear-out phase.
and Science, 1990). Failure is commonly understood to be
that point when the equipment can no longer provide the It is important to understand the dominant failure mech-
required performance. For example, a pump may continue anisms, as these should form the basis of preventative
to operate but may not provide the required flow rate. maintenance planning, for example whether routine
inspections or tasks, condition monitoring, pre-emptive
The bathtub curve is empirical and has been found to apply replacements or refurbishments are the most cost-effective
to composite products, systems or subsystems with way to ensure on-going availability, reliability and longevity).
components that are subject to wear, such as rotating
machinery. Other components may be subject to ‘random’
failures. These may increase with age or continue to occur 12.2.2 Estimating future life
at a steady rate throughout an asset’s life. With building expectancy
services, the bathtub curve can be applied to entire systems
and major assets, such as chillers, boiler/burner units, air To assess the future life for an individual asset, it is necessary
handling units, packaged air conditioning systems, heat to consider its condition, operating performance and
pumps and lifts etc. Maintenance such as replacement of service record to determine, as far as possible, whether the
parts may reduce the impact of wear. There are typically asset is in average, better than average or worse than average
three distinct phases in the life: condition for its age. This would normally be assessed by
(1) Decreasing failure rate: this occurs when the system various measures including the following:
is new and is a consequence of teething problems, — a visual inspection of the physical condition and
such as design and installation errors, faulty the asset’s operation
components and manufacturing faults, among
other matters. — an assessment of whether the asset is performing to
an appropriate performance standard
(2) Constant failure rate: in maintained systems, after the
early failure period, the system will be in a settled — condition monitoring and testing techniques such
state; random isolated faults and failures will occur, as thermal imaging and ultrasonic surveys to assess
and parts that wear will need repair and/or the degradation of the asset
replacement from time to time as part of preventative
maintenance. Such parts typically include bearings, — a review of service and maintenance records.
seals, printed circuit boards, control components,
motors, heat exchanger components and Such a review would indicate the condition of the existing
compressors on packaged heat pumps/air assets by comparison with the average and allow an engineer
conditioners or multiple compressor chillers. to make an estimate of the remaining period before there is
any significant increase in the risk of failure rate.
(3) Increasing failure rate: this is the point where major
components begin to fail and random failures Technical life is also determined by the continued
increase with time. At this stage the cost of repair of availability of spares. Safety and environmental aspects also
the asset begins to exceed the cost of replacement. play a part in determining technological life. For example,
the phasing out of R22 has left companies with no choice
The useful life would be the period of time before the onset but to replace or refurbish old chillers using this refrigerant.
of Phase 3, i.e. before there is any significant increase in the
risk of failure rate. However, useful life may extend into the Future life expectancy can be altered significantly by the
period when failures start to increase if there is no significant maintenance regime. Introducing business focused
consequence as a result of the failure occurring. Useful life maintenance to complement the appropriate use of the
may also be extended by increasing planned preventative SFG20 maintenance tasks would enable organisations to
maintenance or inspections to reduce the risk of failure. concentrate their maintenance resources on assets and
equipment that is essential to the continued operation of
Phase 1: Phase 3: long the business. Assets that are less important may have their
early failure life items maintenance schedules reduced. This may lead to earlier-
bedding-in wearing out; than-expected replacement, but may still be the optimum
period tolerances
financial solution due to savings in maintenance costs. The
Failure rate
absorbed
BSRIA publication BG 54/2014: Business Focussed
Maintenance (2014) discusses the considerations and
Phase 2: Constant failure rate;
length of phase depends on techniques for introducing business-focused maintenance.
frequency of maintenance
12.2.3 Building performance

The performance of a building must be considered from an
Time occupant as well as technical point of view. Buildings are the
Figure 12.2 Bathtub curve second most expensive cost for organisations, but the first is
employment costs. The comfort and wellbeing of staff has a otherwise the control system may not be able to compensate
direct impact on their productivity. Studies have shown that and provide effective regulation of performance. This, in
employees who have a good-quality environment perform turn, can lead to ‘hunting’ (i.e. cycling between maximum
better and have a lower rate of absenteeism. Whilst it is and minimum output) leading to poor energy efficiency and
difficult to put a financial calculation on the impact of the a shorter asset and equipment lifespan than expected.
building on its staff, it should nevertheless be a consideration
in compiling the business case for asset replacement. The general quality of materials, components, assets and
equipment should, as a minimum requirement, comply
with the relevant country’s standards and codes of practice;
where this is in doubt, a variation factor should be applied.
12.3 Variation factors
Appropriate variation of the scheduled economic life 12.3.5 Factor 5: unoccupied and
factors can be made by applying a variation factor with a closed-down buildings
value greater or less than 1.0. A suggested range of
conditions, together with typical examples that may require Where a building has been unoccupied or closed down for
a variation factor to be applied, is listed below. a number of years and is required to be used again, a
condition survey is recommended (see Chapter 14). Where
appropriate, assets and systems should be repaired or
12.3.1 Factor 1: external environment refurbished and re-commissioned to a satisfactory standard.
Where this is not allowed, a factor variation for the residual
A factor should be applied in the following circumstances: life of the assets may well be appropriate.
— urban developments where exposure to pollution
and corrosion may occur 12.3.6 Factor 6: maintenance
— rooftop exposure to rain, snow and wind
Where the standard of maintenance provided is not achieving
— coastal conditions, such as wind and exposure to 60 per cent of resource time on planned maintenance as a
salt-laden air. minimum, a variation factor should be applied.
12.3.2 Factor 2: internal environment 12.3.7 Factor 7: hours of operation

Dry, pollution and corrosion-free conditions are The reference standard assumes a 12-hour operational
required for assets, equipment and distribution systems. period (Monday–Friday) and 8 hours during the weekend.
Where this condition has not been met, a variation factor If operating hours are higher or lower, a variation factor
may be appropriate. may be appropriate.
12.3.3 Factor 3: technology changes 12.3.8 Factor 8: installation

Equipment design, manufacturing procedures and The reference standard assumes that a high standard of
materials may all improve during the lifetime of installed installation quality control has been applied, approved
assets and services, affecting their economic life (as defined country standards and codes of practice are followed and
in section 12.1), particularly where reliability and efficiency testing and commissioning have taken place (CIBSE, 1996,
of performance are significantly improved or where energy 2002a, 2001, 2002b, 2010, 2003a, 2003b). A variation factor
efficiency makes it economically viable to upgrade the may be appropriate where there is some doubt that all these
equipment (i.e. economic return within an acceptable have occurred.
payback period).
12.3.9 Factor 9: adequate space

12.3.4 Factor 4: design and
specification Allowing adequate space for maintenance and assets
replacement is very important; where the particular
Buildings often undergo changes to the internal reference standard is in doubt, or assets and equipment
environment, such as a change of layout or function. The have been squeezed into a limited space, a variation factor
impact on building services is not always fully considered should be applied.
and systems end up being out of balance. Re-commissioning
of building services, upgrades or adjustments to controls or
relocation of assets and equipment may be necessary for the
12.3.10 Worked example
building to perform well.
Assuming that the reference standards for Factors 6 and 9
above have not been complied with, and variation factors of
Studies instigated by BSRIA (Hejab and Parsloe, 1992) and
0.95 and 0.92 have been adopted, the estimated economic
Stanhope (LoPinto, Farnfield and Eames, 1993; Katsikakis
life factor would be calculated as follows:
and Laing, 1993) highlighted the matter of overdesign or
over-specification, which can give rise to operational Reference economic life factor = 20 years
problems in achieving acceptable comfort conditions. If a
Estimated economic life factor = 20 = 0.95 = 0.92
building falls into this category it is assumed that the systems
will be re-commissioned to suit the actual conditions, = 17.48 years

It is important to appreciate that this method is subjective have 20 per cent of their predicted life expectancy
and relies on assessment by trained and experienced remaining.
engineers. Nevertheless, it provides a logical approach
for estimating purposes. Furthermore, the means of The application of life-cycle costing investment decision
arriving at the chosen life factor is clearly defined and making for asset renewal works involves understanding
demonstrable. Typically, factors should vary between 0.9 asset degradation and trading off between capital costs,
and 1.0 depending on the extent to which the assessor maintenance costs and risks and their probabilities to
deems the factor to be appropriate. optimise investment decisions, both in terms of timing and
the choice of asset.
Even following this methodology, it may be necessary to
adapt asset management to match capital budgets, major
refurbishment plans or lease breaks. In order to undertake this decision making effectively,
the costs and risks associated with an asset and how
these costs and risks change over time or with usage, need
Appendix 12.A1 provides a schedule of economic life to be understood.
factors. It should be noted that this is not exhaustive, and
there will always be scope for additions.
Renewal investment decision making involves
The structure of this table follows the systems and element understanding LCCs and risks and determining the best
approach adopted in the NRM3 (RICS, 2014) and also point at which to overhaul, repair or renew the asset. LCC
provides a reference to the relevant maintenance task as analysis is typically used to determine the intervention(s)
detailed in SFG20 (www.sfg20.co.uk). that represent the lowest life cycle costs.
To carry out a LCC analysis of the maintenance and renewal

works, the asset condition and predicted remaining life
12.4 Applications should be captured. The default indicative economic life
expectancy in Appendix 12.A1 for the applicable asset
It is recommended that building operators and other components should be adjusted to take account of current
interested stakeholders use the economic life expectancy status and actual in-service conditions. Default reference
and variation factors in conjunction with physical surveys service life and replacement cycles will need to be adjusted
and inspections of the applicable assets. Surveys and to take account of variation factors defined in section 12.3
inspections may include visual, intrusive or non-intrusive using ‘a factoring method’. See BS 15686-1: Buildings and
assessments, including review of historical data of the constructed assets. Service life planning. General principles
asset’s actual performance and repair history and spares. (BSI, 2011) and BS ISO 15686-6: Buildings and constructed
assets. Service life planning. Procedures for considering
environmental impacts (BSI, 2004) for more detailed guidance
Since capturing asset information might require significant
on how to apply factor estimates to component service lives.
time and money, the extent of data collection needed to do
the economic life expectancy analysis should be evaluated
on a case-by-case basis. The aim should be to utilise existing
data available to a required level of accuracy. The precise 12.4.1 Renewal interventions
level of asset data required will depend upon ensuring
compliance and business criticality implications, as well as By using reference service life data and variation factors, it
how close specific assets are to the end of their indicative is possible to model the expected life of equipment, elements
economic life. The facility manager should determine what and components for any given operational scenario. The
level of asset information, survey and inspection is required, model can then be used to plan renewals of failing items to
for example assets that are business critical and those that ensure minimal impact on the business.
40 000
35 000
Year 10: controls
upgraded (£5000) Alternative Depreciation
30 000 control of alternative
upgrade control upgrade
25 000 Depreciation of
plant and system Depreciation
of alternative
Cost / £
over 20 years
20 000 control upgrade
plus new EMS
15 000
Depreciation
of upgraded
10 000 control system
Year 15: new energy

5 000 management
system (£4000)
0 Figure 12.3 Changing value of

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 assets resulting from early
Year replacement.
The model and renewals strategy can be extended over a 12.5.1 Sinking fund
number of years to provide the basic data for compiling
maintenance (renewals) budgets. Allowances for unsched-
uled repair and replacements and upgrades should be An approach to allocating funds for future assets and system
incorporated into any budget. replacement is to set up a sinking fund. In practice, this
approach will need specialist accounting, tax and legal
advice. This section concentrates on the calculations
12.4.2 Partial replacement during involved and ignores all possible effects of tax and inflation.
expected life period
A sinking fund can be considered as a method of
Figure 12.3 illustrates how the value of assets and systems depreciation. At the end of the asset’s life, the investment
will change if early replacement is introduced. These will provide cash equal to the cost of the asset. The general
savings may relate to savings from energy and/or formula is:
maintenance cost savings.
AR = (RC = I) / {[(1 + I) n] – 1}
The following data is used in conjunction with the example
in section 12.3 as a simple model to demonstrate that: Where AR is annual recovery (£), RC is replacement cost (£),
— The assets and system are assumed to reduce in I is annual interest rate (%) and n is life period (years).
value on a linear basis over a 20-year period with
zero value at the end of the life period. Consider the replacement cost of a boiler and its system in
20 years’ time at 4 per cent yearly interest. The estimated
— In year 10, the control system is upgraded at a cost cost is £37 400. The annual recovery and contribution to
of £5000 with a high probability of upgrading again the sinking fund can be calculated as:
in a further 10 years, indicated by the solid line.
The dashed line indicates an upgrade with extended AR = (37 400 × 0.04) / {[(1 +0.04) 20] – 1} = £1256
life after 10 years.
— In year 15, a new energy management system is It is important to demonstrate reasonably reliable economic
introduced at a cost of £4000, which is likely to last life factors and the effect on the annual recovery should the
for a further five years, indicated in black, before factors be inaccurate. For example, if the actual life period
work will be required again. The dashed line were 13 years rather than 20 years, using the same calculation
indicates an upgrade with extended life after five procedure for 13 years, the annual recovery would have been
years. set at £2249. This would result in a shortfall of £993 per
annum in the fund to replace the boiler.
This could be developed to introduce non-linear yearly
changes in value and inflation by extending the life period
beyond 20 years with the introduction of modernisation 12.5.2 Risks in relation to financial
and refurbishment. This approach could satisfy the need
for reducing O&M costs and keeping assets and systems as modelling
modern and energy efficient as possible.
It should be remembered that financial modelling and
economic life factors are not designed to be predictions of
12.4.3 End-of-life considerations costs for years into the future. They are tools that support
financial appraisal, not budgets.
Various factors have to be considered when assessing if
equipment has reached the end of its economic life,
including: Within every financial model, there will be variables that
are unknown at the time of modelling. As previously noted,
— the cost of renewal compared with the projected there are a variety of factors causing the economic life of
cost of maintenance and or repairs assets to vary significantly from the average economic life.
— the cost of renewal compared with any economic
benefits to be obtained by replacing ageing The capital cost of the asset however is normally only a
equipment with modern technology, such as small part of the whole-life cost, with the majority of costs
improved environmental control or energy saving incurred in O&M and utilities. For each financial appraisal,
the elements of the asset and the costs should be considered.
— property life and changing needs of the business
the asset supports
For example, while there are various projections for future
— decommissioning and disposal options that are energy prices, the energy price in five years may be vastly
available for the asset being removed. different to the price that we expect. The prices of raw
materials, especially metals, have also fluctuated widely,
which may mean that the cost of spares is much higher or
lower than predicted.
12.5 Other economic life and
financial considerations For this reason, the engineer and finance team need to take
an educated assessment of the likely variations in
LCC investment appraisals are dealt with in Chapter 11, but expenditure for each asset, component and cost element.
economic life factors input is needed before any meaningful Best, worst and expected scenarios can then be considered
appraisal can be made. to assess the economic viability of a project.

12.5.3 Depreciation ECAs enable a business to claim 100
per cent first-year capital
allowances on their spending on qualifying assets and
Accounting standards define depreciation (Wood and machinery. The two most applicable schemes for ECAs are:
Sangster, 2005), but for all practical purposes the following — energy-saving assets and machinery
details must be determined for each asset or equipment
before any assessment can be made: — water conservation assets and machinery.
— the total cost (£)
Businesses can write off the whole of the capital cost of
— economic life (years) their investment in these technologies against their taxable
profits of the period during which they make the
— salvage value (£)
investment. This may allow up to a 5 per cent reduction in
— a method of depreciation that is systematic and capital cost compared with assets not covered by the
rational. scheme. This can deliver a helpful cash flow boost and a
shortened payback period
The building services engineer can establish values for
total cost, economic life and salvage value while the Other engineering input to the above considerations would
accountant decides the depreciation method. Various involve the assessment of economic life periods and, where
depreciation methods can be applied: appropriate, the provision of assessments for the Inland
Revenue inspector.
— straight line
— sum of the year’s digits
12.5.5 Taxation and subsidies
— fixed percentage
— compound Taxation and subsidies can impact on the economic viability
of a project. Capital allowances enable companies to reduce
— declining balance their corporation tax bill. The introduction of the feed-in
— sinking fund tariffs and renewable heat incentive can provide an income
against a fixed building asset; a new consideration for
— repair reserve building operators that previously did not have a means of
— revaluation generating profit from their building services.
— manufacturing unit.
For further information, refer to BS 8544: 2013: Guide for References

life cycle costing of maintenance during the in use phases of
buildings (BSI, 2013) or BG5/2008: Whole Life Costing BSI (2004) BS ISO 15686-6: 2004: Buildings and constructed assets. Service
Analysis (BSRIA, 2008). life planning. Procedures for considering environmental impacts (London: BSI)
BSI (2011) BS ISO 15686-1: Buildings and constructed assets. Service life
12.5.4 Capital allowances planning. General principles (London: BSI)
When machinery or assets are purchased for a business, the BSI (2013) BS 8544: 2013: Guide for life cycle costing of maintenance during
cost of each item is added to a pool (motor vehicles are the in use phases of buildings (London: BSI)
treated separately). A yearly capital allowance of 20 per cent
on a reducing balance basis is applied for each tax year to BSRIA (2008) BG5/2008: Whole Life Costing Analysis (Bracknell: BSRIA)
the pool and claimed as a writing-down allowance. In the
UK Schedule 13 of the Finance Act 1997 (TSO, 1997) BSRIA (2014) BG 54/2014: Business Focussed Maintenance (London:
amended the Capital Allowances Act 1990 (HMSO, 1990) BSRIA )
by introducing the case of machinery or assets that are new
or when new would have a useful economic life of at least 25 CIBSE (1996) CIBSE Commissioning Code A: Air distribution systems
years; a 10 per cent capital allowance then applies on the (London: CIBSE)
reducing balance basis.
CIBSE (2001) CIBSE Commissioning Code C: Automatic controls (London:
There are exclusions to this rule and reference should be CIBSE)
made to the Finance Act 1997 (TSO, 1997) for further
information. Current investment allowances made in CIBSE (2002a) CIBSE Commissioning Code B: Boiler assets (London:
budgets subsequent to the Act should also be identified CIBSE)
and applied.
CIBSE (2002b) CIBSE Commissioning Code R: Refrigerating systems
The items of machinery or assets that qualify for capital (London: CIBSE)
allowances can be complex and assessing them requires the
expertise of tax, quantity surveying and engineering CIBSE (2003a) CIBSE Commissioning Code L: Lighting (London: CIBSE)
professionals.
CIBSE (2003b) CIBSE Commissioning Code M: Commissioning
The tax advantages available through the Enhanced Capital management (London: CIBSE)
Allowances (ECA) scheme for using more efficient assets
should be considered (details of currently applicable assets CIBSE (2010) CIBSE Commissioning Code W: Water distribution systems
are available at www.eca.gov.uk). (London: CIBSE)
Department of Education and Science (1990) ‘Maintenance of mechanical RICS (2014) NRM3: RICS New Rules of Measurement: Order of Cost
services’ Maintenance and Renewal in Educational Buildings Bulletin 70 Estimating and Cost Planning for Building Maintenance Works (London:
(London: Department of Education and Science) RICS)
TSO (1997) Finance Act 1997 (London: TSO)

Department of Education and Science/TSO (1992) Maintenance of Electrical
Services (London: Department of Education and Science/TSO)
Wood F and Sangster A (2005) Business Accounting 2 (10th edition)
(London: Pearson Books)
Hejab M and Parsloe C (1992) BSRIA TN8/92: Small Power Loads
(Bracknell: BSRIA)
HMSO (1990) Capital Allowances Act 1990 (London: HMSO)

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Appendix 12.A1: Indicative economic life expectancy
Sources: CIBSE Maintenance Task Group, Atkins, Building life plan, BCIS life expectancy
RICS NRM 3 code Equipment: maintainable components Economic life/years Remarks SFG20 reference
5.1 Sanitary installations (SI)
5.1.1 Sanitary appliances (SA)
5.1.1.1 Sanitary appliances:
5.1.1.1.1 WC pans and cisterns, WC suites, slop hoppers, Note: SFG20 48-05 covers
urinals and cisterns: sanitary, waste water, plumbing
and drains
— vitreous china/fireclay/uPVC 20 48-05 (part)
— cast iron and stainless steel 40 Depends on the material type
5.1.1.1.2 Sinks 40/20 Depends on the material type 48-05 (part)
(see item 5.1.1.1.1)
Wash basins, hand rinse basins, wash fountains 40/20 Depends on the material type 48-05 (part)
5.1.1.1.3 (see item 5.1.1.1.1)
5.1.1.1.4 Bidets 40/20 Depends on the material type 48-05 (part)
(see item 5.1.1.1.1)
5.1.1.1.5 Baths (including bath panels and trims) 40/20 Depends on the material type 48-05 (part)
(see item 5.1.1.1.1)
5.1.1.1.6 Shower trays 40/20 Depends on the material type 51-01
(see item 5.1.1.1.1)
5.1.1.1.7 Shower unit (including shower head and hose) 5 Self-contained/electric 51-01
5.1.1.1.13 Automated controls and sensors 10 Auto flush and hand tap 48-05 (part) and 48-08
sensor devices (part)
Note: Occupancy lighting
sensors in 5.8.3.1.11.2
5.1.2 Sanitary ancillaries (SA)
5.1.2.1 Sanitary fittings:
5.1.2.1.5 Hand dryers 5 48-11
5.1.2.1.6 Paper towel dispensers: electric operated 5 48-12
5.1.2.1.7 Sanitary incinerators 15 Electric powered incinerator 05-45
5.1.2.1.8 Macerators 10 Sanitary towel disposal 48-01 and 02
5.1.2.1.9 Other sanitary fittings (details to be stated):
5.1.2.1.9.1 — In-cell sanitation units 25 SA 1
5.2 Services equipment (SE)

5.2.1 Services equipment (SE)
5.2.1.1 Services equipment:
5.2.1.1.1 Catering equipment (CE) Excluded Note: Outside the boundary CE 1 to CE 76
of CIBSE
5.2.1.1.4 Laundry equipment:
5.2.1.1.4.5 Ironing machine 20 OSE 4
Steam press 20 OSE 5
5.2.1.1.4.7 Washer dryers (combined) 20 OSE 7
5.2.1.1.4.8 Washer extractor 20 OSE 8
5.2.1.1.4.9 Washing machine: domestic type 10 OSE 9
5.2.1.1.4.11 Roller press 20 OSE 11
5.2.1.1.4.12 Washing machine: industrial steam 20 OSE 12
5.3 Disposal installations (DI)

5.3.1 Foul drainage above ground
5.3.1.1 Drainage to sanitary appliances: 48-01
5.3.1.2 Drainage to services equipment: 48-01
5.3.1.2.1 Waste pipes and fittings: Note: SFG20 48.05 covers 48-05 (part)
sanitary, waste water, plumbing
— Polypropylene; muPVC 20
and drains
— Plastic 30 Depends on the material type
— Ductile iron 40
5.3.1.2.2 Discharge stacks and waste pipes 20/30/40 Depends on the material type 48-05 (part)
(see item 5.3.1.2.1)
5.3.1.2.3 Ventilating stacks and pipes 20/30/40 Depends on the material type 48-05 (part)
(see item 5.3.1.2.1)
5.3.1.1.4 Traps, access points, rodding eyes, collars, etc 20/30/40 Depends on the material type 48-05 (part)
(see item 5.3.1.2.1)
5.3.1.2.5 Prefabricated pipeline assemblies 20/30/40 Covered by items 1 to 4 above 48-05 (part)
5.3.1.2.6 Prefabricated floor channels and gratings 20/30/40 Depends on the material type 48-05 (part)
(see item 5.3.1.2.1)
5.3.2 Chemical, toxic and industrial liquid waste drainage

(CTI)
5.3.2.1 Drainage to appliance or equipment: Life will depend on waste
material discharged
5.3.2.1.1 Pipelines and fittings, including glass drainage: CTI 1
— Glass 20 Depends on the corrosiveness
of fluid passed through the
pipelines
— Polypropylene; muPVC 20
— Plastic 30
— Ductile iron 40
5.3.2.1.2 Traps, access points and rodding eyes 20/30/40 Depends on the material type CTI 2
(see item 5.3.2.1.1)
5.3.2.1.3 Gullies 20/30/40 Depends on the material type CTI 3
(see item 5.3.2.1.1)
5.3.2.1.5 Storage tanks and vessels 10 CTI 4
5.3.2.1.6 Settlement tanks 10 CTI 5
5.3.2.1.7 Effluent treatment plant 10 CTI 6
5.3.2.1.8 Dosing equipment 10 CTI 7
5.3.2.1.9 Sterilisation equipment 10 CTI 8
5.3.2.1.11 Thermal insulation 30 Consider fire and smoke rating CTI 9
5.3.2.1.13 Control components located externally 10 CTI 11
5.3.2.1.14 Monitoring equipment located externally 10 CTI 12
5.3.3 Refuse disposal (RD)

5.3.3.1 Refuse disposal installations:
5.3.3.1.1 Refuse input devices 25 Planned inspection only: risk PI-RD
assessed
5.3.3.1.2 Refuse chutes and ducts 50 Planned inspection only: risk PI-RD
assessed
5.3.3.1.3 Plant for compacting/macerating of refuse:
5.3.3.1.3.1 — Bailing machines 25 RD 1
5.3.3.1.4 Refuse collection equipment, including bins and 25 Subject to damage during No PPM
continental bins excessive usage
5.3.3.1.5 Incineration plant and ancillaries: 20 Depends on thickness of metal
and corrosion protection
— (including refuse and waste handling
equipment, afterburners, proprietary metal PPM depends on the type:
chimney and flues, and ash handling — gas incinerator 05-41
equipment) — waste incinerator 05-42
— wet scrubber 05-43
— fabric filter system 05-44

5.3.3.1.6 Paper shredders:
5.3.3.1.6.1 — Commercial offices 15 RD 2
5.3.3.1.6.2 — Industrial types 20 RD 2
5.4 Water installations (WI)

5.4.1 Mains water supply
5.4.1.1 Mains water supply:
5.4.1.1.1 Pipelines and pipeline fittings Depends on the material type.
— Copper 45 40-01 and 02
— Steel: galvanised 35
— Plastic or non-metallic 20 Lead could be found, but it
is recommended that it is
replaced (not with lead)
5.4.1.1.3 Water meters: internal 20 Operational task to read 48-08 (part)
meters include in PPM task
5.4.1.1.4 Rising main to storage tanks 25 40-17
5.4.1.1.6 Trace heating 20 Pipework systems 40-03
5.4.1.1.7 Thermal insulation 30 To pipework systems (moulded 35-01
type)
Consider fire and smoke rating
5.4.2 Cold water distribution (CWD)
5.4.2.1 Cold water distribution: 31-01
5.4.2.1.1 Pipelines and fittings 45/35/20 See 5.4.1.1.1 40-01 and 02
5.4.2.1.6 Pressurisation expansion units 20 32-12
5.4.2.1.7 Pressure booster sets: Note: See 5.11.2.1.1 for 45-12
sprinkler systems and in
— Mains cold water booster 15
5.11.1.1.1 for hose reel
booster pumps
5.4.2.1.9 Trace heating 20 Pipework systems 40-03
5.4.2.1.11 Thermal insulation 30 To pipework, vessels and tanks 35-01
(moulded or blanket type);
consider fire and smoke rating.
5.4.2.2 Storage tanks:
5.4.2.2.8 Cold water storage tanks and cisterns: 56-01 and 56-02
— Cast iron 35 Depends on the material type
— Steel: galvanised 15
— Mild steel, treated 25 Not for domestic or drinking
water use
— Plastic or non metallic 20 High-quality structural support
is needed
5.4.2.3 Rainwater harvesting systems:
5.4.2.3.12 Rainwater harvesting system (internal) including 30 From rainfall collection 40-01, 48-07 and 56-02
collection pipelines
See water treatment elsewhere
for ancillary items (e.g.
swimming pools)
5.4.2.3.13 Grey water collection pipe systems (internal), 30 Depends on the material type 40-01 and 56-02
Including collection pipelines
Grey water comes from baths
and showers, etc
5.4.3 Hot water distribution (HWD)

5.4.3.1 Hot water distribution: 31-01 and 32-01
5.4.3.1.1 Pipelines and fittings: See other items in 5.4.4.1.1
5.4.3.1.1.2 — Unvented hot water systems 25 32-10
5.4.3.1.1.3 — Vented hot water system 25 32-16

5.4.3.1.1.4 Hot water distribution pipelines: Depends on the material type
— Copper 45 Consider tube thickness and 40-01 and 02
— Steel galvanised (closed) 35 quality of copper
— Steel galvanised (open) 25 Plastic relatively new unproven

life
— Plastic or non metallic 15
5.4.3.1.6 Heat exchangers:
5.4.3.1.6.1 — Heat exchangers: coils (shell and tube) 25 Depends on the type of heat 29-01
exchanger
5.4.3.1.6.2 — Heat exchangers: plate (water to water) 15 29-07
5.4.3.1.7 Storage cylinders, calorifiers: Depends on the material type, 32-03 and 04, 05, 06
e.g. consider tube thickness and and 15
— Copper 20
quality of copper
— Steel, galvanised 15
5.4.3.1.7.2 — Hot water supply calorifiers, including load 25 Depends on the material (as 32-07
levellers above)
5.4.3.1.7.3 — Hot water cylinders (domestic type) 15 Depends on the material (as 32-09 and 32-11
above)
5.4.3.1.8 Trace heating 20 To pipework, vessels and tanks 40-03
5.4.3.1.9 Expansion vessels: Depends on type of system 32-12
(open/closed)
— Open 10
— Closed (with membrane) 15
— Unvented HW 15
5.4.3.1.11 Insulated combination units 20 Combined unit with a cold HWD 1
water system and a hot water
tank in a single unit
5.4.3.1.12 Water softeners: treatment, etc: Included magnetic water
conditioners
5.4.3.1.12.1 — Ion exchange plant: base exchange softener: 30 65-01 and 65-02
commercial
5.4.3.1.12.2 — Ion exchange plant: base exchange softener: 20 Capacity usually below 50 l 65-03
domestic
5.4.3.1.12.3 — Special water treatment systems 20 65-04
5.4.3.1.12.7 — Chlorine dioxide dosing water injection 20 65-14 is a procedure for 65-13 and 65-14
sampling water
5.4.3.1.13 Instrumentation and control equipment to hot water
distribution systems:
5.4.3.1.13.1 — Calorifier and heat exchange controls 20 32-08
(moulded and
blanket type); consider the fire
and smoke rating
5.4.4 Local hot water (LHW)
5.4.4.1 Water heaters: 31-01, 32-01 and 02

5.4.4.1.1 Instantaneous water heaters: (including shower See other items included in
heaters) and storage water heaters, including flue item 5.4.3.1
pipes and terminals:
5.4.4.1.1.1 — Direct fired water heaters 15 Gas 32-13
5.4.4.1.1.2 — Instantaneous electric water heaters 12 Non drinks type (depends on 32-14
use/water quality)
5.4.4.1.2 Wall or floor mounted, under sink multipoint and 12 Packaged electric water heaters 32-15
over sink units

5.4.5 Steam and condensate distribution (SCD)
5.4.5.1 Steam and condensate distribution:
5.4.5.1.1 Steam distribution pipelines: to and from services Depends on the type of 40-01 and 40-02
equipment, including fittings: material, and wall thickness and
40-11
water treatment
— Mild steel 25
— Steel, galvanised 35
5.4.5.1.3 ‘Steam-reduction’ stations 25/35 Depends on the material type 40-11 and 40-15
(see item 5.4.5.1.1)
5.4.5.1.4 Condensate receivers and storage tanks 12 Consider type of material, wall 40-12
thickness and water treatment;
flash steam vessel
5.4.5.1.8 Heat exchangers 15 29-07
5.4.5.1.9 Storage cylinders, calorifiers: 29-08 and 32-06
— Copper 25 Heating calorifiers
— Mild steel 20 Heated by steam
— Steel, galvanised 35 Depends on the material type
(moulded and
blanket type); consider the fire
and smoke rating
5.5 Heat source (HS)

5.5.1 Heat source (HS)
5.5.1.1 Heat source: 05-01 and 05-02
5.5.1.1.1 Biomass fuel boiler plant and ancillary items 20 05-38
5.5.1.1.2 Gas/oil fired boiler plant and ancillary items, Pressurisation included in with
including burners, blow-down facilities and systems
pressurisation units:
5.5.1.1.2.1 — Atmospheric gas burner: boiler, freestanding 20 Sequence controller included 05-03 and 07-01
boiler (domestic type) on supplementary
list after 5.13
5.5.1.1.2.2 — Atmospheric gas burner: condensing boiler 20 05-04 and 07-01
(domestic type)
5.5.1.1.2.3 — Blown gas burner: condensing boiler 15 05-10
5.5.1.1.2.4 — Blown gas burner: modular boiler 15 05-11
5.5.1.1.2.5 — Forced draught gas burner: condensing boiler 15 05-12
5.5.1.1.2.6 — Forced draught (pressure jet), oil condensing 15 05-13
boiler
5.5.1.1.2.7 — Gas fired boiler: MTHW up to 120 °C 20 Water treatment is very 05-14
important
5.5.1.1.2.8 — Gas fired boiler: LTHW up to 95 °C 20 Water treatment is very 05-23
important
5.5.1.1.2.9 — Atmospheric gas burner: small and/or wall 10 For domestic and light 05-28
hung commercial installations
5.5.1.1.2.10 — Combination atmospheric burner: gas boiler 10 05-29
5.5.1.1.2.11 — Atmospheric gas burner/condensing 20 05-30
combination boiler
5.5.1.1.2.12 — Atmospheric gas burners 20 Included with atmospheric T/E (with boiler)
boilers: 5.5.1.1.2.
5.5.1.1.2.13 — Blown gas burner 15 07-02
5.5.1.1.2.14 — Forced draught gas burner 15 07-03
5.5.1.1.2.15 — Forced draught (pressure jet) oil burner 15 07-05
5.5.1.1.2.16 — Light oil vaporising pot burner 15 07-06
5.5.1.1.2.17 — Gas/oil burners: dual fuel 15 07-07
5.5.1.1.2.17 — Gas/oil burners: dual fuel 15 07-07

5.5.1.1.2.18 — Steam boiler 25 Super heater 05-37

5.5.1.1.3 Coal-fired boiler plant and ancillary items, including
burners, blow-down facilities, coal distribution
equipment, ash handling and storage equipment, grit
arrestors and pressurisation plant 25 05-14
5.5.1.1.3.1 — Coal-fired coal distribution equipment: 20 05-05
bunkers and conveyors
5.5.1.1.3.2 — Coal-fired boilers: ash storage handling and 15 Including grit arrestors 05-06 and 05-09
feed mechanisms, automatic
5.5.1.1.3.3 — Coal feed mechanisms: under feed stokers 15 05-07
5.5.1.1.3.4 — Coal feed mechanisms: chain gate stokers 15 05-08
5.5.1.1.3.5 — Storage silo: coal 30 Depends on the building life 56-08
5.5.1.1.4 Electric boiler plant and ancillaries, including Note: this is a steam generator
blow-down facilities and pressurisation plant type boiler
20 05-21
5.5.1.1.4.1 — Electrode boilers 15 Water treatment is very 05-22
important
5.5.1.1.5 Packaged steam generators/ancillaries including blow Packaged steam generator 05-34
down facilities and pressurisation plant
25 Packaged steam generator: 05-35
electric
5.5.1.1.6 Waste and wood pellet boiler plant and ancillaries:
5.5.1.1.6.1 — Waste and wood burning appliances: fire 12 05-25
safety circuits
5.5.1.1.6.2 — Waste and wood burning appliances: 10 05-26
combustion chamber
5.5.1.1.6.3 — Waste and wood burning appliances: boiler 15–20 05-27
5.5.1.1.6.4 — Storage silo: woodchip/pellets 30 Depends on building life 56-07
5.5.1.1.7 Central (combined) heat and power (CHP) boiler 15 Other power generation 43-07
plant included in NRM5.8
5.5.1.1.9 Ground source heating (GSH) including boreholes 05-31
and all ancillary components (including closed and
20 05-32
open loop systems)
05-33
5.5.1.1.11 Step down/non-storage calorifiers: connected to 25 Note: taken see item 5.4.3.1 T/E (see 5.4.3.1)
external heat source
5.5.1.1.12 Building-mounted solar thermal panels 25 53-01
5.5.1.1.13 Other heat sources: Others in item 5.6.1.8: i.e. fan T/E (fans/ancillaries)
heaters
— Air source heating 15 See heat pumps in
supplementary lists
5.5.1.1.14 Water tanks (i.e. header tanks), including cold water 35 Water treatment is very 56-02
distribution to heat source important
5.5.1.1.14.1 — Water treatment equipment 15 Steam heat source requires 65-01, 65-05, 65-06
plant attendant and and 65-10
— Water treatment control and measurement 10
is an operation task
equipment
5.5.1.1.15 Vibration isolation or expansion bellows 10 Relevant to rubber type No PPM
5.5.1.1.17 Forced draught fans (part of the burner) 15 Taken with boilers: see 5.5.1.1.2 T/E (with boiler)
5.5.1.1.19 Chimneys and flues Depends on the material type
5.5.1.1.19.1 — Flues outside 40 Depends the thickness of metal 24-01
— Flues inside (brick or concrete) 50
— Flues inside (mild steel) 15 Check quality of s/steel
— Flues inside (stainless steel) 30


5.6 Space heating and air conditioning
5.6.1 Central heating (CH)
5.6.1.1 Central heating systems:
5.6.1.1.1 Central heating system (covered by items 2–14): Including everything within the
plant room specifically relating
to the heating system
5.6.1.1.2 Heat distribution pipelines from heat source to heat 40-01
emitter or other equipment:
— Pipework systems: general Depends on the material type.
— Copper 45 Consider tube thickness and
quality of copper
— Steel galvanised: closed 35 Including mountings and
supports
— Steel galvanised: open 25
— Plastic 20
5.6.1.1.3 Heat emission units, such as: SFG20 has a composite task for
heat emitters
Gas fired radiant heaters
included in 5.6.2.1.1.1
and 5.6.2.1.1.2
5.6.1.1.3 Heat emitters: unit heaters: 28-01
5.6.1.1.3.1 — Steam and hot water 15 Gas and electric are standalone
assets
5.6.1.1.3.2 — Heat emitters: fan convectors 15 28-01 (part)
5.6.1.1.3.3 — Heat emitters: natural convectors and 20 28-01 (part)
perimeter (skirting) heating
5.6.1.1.3.4 Radiant strip heater systems: 28-01 (part)
— Steam and hot water 20
— Electric 10
5.6.1.1.3.5 — Radiant panel systems Depends on the material type 28-01
5.6.1.1.3.6 — Radiators: aluminium 20 Water condition/materials in 28-01
system, important
5.6.1.1.3.7 — Radiators: cast iron 25 28-01
5.6.1.1.3.8 — Radiators: steel 20 Water condition is important 28-01
5.6.1.1.4 In screed embedded pipelines, i.e.: Under-floor heating: including
vehicle access ramps
— Under-floor heating 30
— Plastic pipes 25 Suggest a long-term bonded
warranty is obtained
Consider quality of plastic pipe
5.6.1.1.5 Heated ceiling panels 20 28-01
5.6.1.1.6 Warm air heating 20 28-01
5.6.1.1.7 Convection systems 20 28-01
5.6.1.1.8 Fan-assisted convection systems including under- 10 Gas-fired natural and fan- 28-01 or
floor systems assisted heaters: (conventional
28-04
and balanced flue)
5.6.1.1.9 Cable heating systems 20 Under-floor heating 63-01 (part)
5.6.1.1.10 Plenum air heating system 35 17-01
5.6.1.1.11 Off-peak heating system:
— Storage heaters (electric) 10 28-01
5.6.1.1.13 Heated towel rails 20 Where integral part of heating 28-01
system
5.6.1.1.17 Grilles, and other ancillary components 10 See supplementary list of fans 26-01
5.6.1.1.17.1 — Louvres, bird and insect screens 10 26-02
5.6.1.1.18 Plate recuperator 20 29-03
5.6.1.1.19 Thermal wheel: rotary heat (recuperator) 15 29-04
5.6.1.1.20 Duct heater battery: electric 10 29-02
5.6.1.1.21 Cables 35 Part of fixed wire testing and T/E (5.8.2.1.14.2)
inspection
5.6.1.1.23 Thermal insulation: moulded and blanket 30 To central heating system and 35-01
pipework
Consider the fire and smoke
rating
5.6.2 Local heating (LH)

5.6.2.1 Heaters:
5.6.2.1.1 Room heaters or fires:
5.6.2.1.1.1 — Oil-fired space heaters 15 05-46
5.6.2.1.1.2 — Overhead door heaters 15 28-01
5.6.2.1.1.3 — Gas-fired ceramic plaque heaters 10 Infra red 28-02
5.6.2.1.1.4 — Gas radiant tube heaters 10 28-03 and 28-07
5.6.2.1.1.5 — Electric/air heaters (on peak) 8 29-02
5.6.2.1.1.6 — Gas fire 8 28-05
5.6.2.1.1.7 — Gas-fired unit heater 15 28-06
5.6.2.1.2 Chimneys and flues, proprietary types: Where not part of the building 24-01
structure
— Steel 30
— Other (i.e. fabric elements) 60
5.6.3 Central cooling (CC)

5.6.3.1 Central cooling systems:
5.6.3.1.1 Chilled beams 20 Flexible water pipework 59-08
connections: indicative life of 5
years (depends on type)
5.6.3.1.2 Fan coil systems, for cooling only 15 59-05 and 06
5.6.3.1.3 Air-based systems: variable air volume (VAV) for 15 59-01, 59-02 and 59-03
cooling only
5.6.3.1.4 Variable refrigerant volume (VRV) systems 15 Taken elsewhere with central air
conditioning 5.6.7.1.2.1, as
unlikely to be applicable for
cooling only
5.6.3.1.5 Chillers and packaged chillers: Medium to large 09-01
5.6.3.1.5.1 — Packaged chillers units: air or water cooled 20 09-02
5.6.3.1.5.2 — Packaged chillers units: absorption 20 Lithium bromide 09-03
5.6.3.1.5.3 — Gas fired absorption chillers 25 09-04
5.6.3.1.5.4 — Condensers: water cooled 20 13-01
5.6.3.1.5.5 — Condensers: air cooled 20 13-02
5.6.3.1.5.6 — Dry coolers 20 30-01 and 30-03
5.6.3.1.5.7 — Evaporator 20 19-01 (part)
5.6.3.1.5.8 — Solar thermal absorption chillers 25 32-17
5.6.3.1.6 Central refrigeration plant 20 Taken as chillers (item 5.6.3.1.5
above) or VRV systems
(item 5.6.3.1.4 above)
5.6.3.1.7 Cooling towers: Introductory procedures 30-01
5.6.3.1.7.1 — Ceramic 35 30-02
5.6.3.1.7.2 — Epoxy treated metal 15 30-02
5.6.3.1.7.3 — Galvanised metal 12 Consider thickness and quality 30-02
of galvanising
5.6.3.1.7.4 — Plastic coated metal 25 Consider thickness, bonding 30-02
and quality of plastic coating

5.6.3.1.7.5 — Plastic construction 20 Consider thickness and quality 30-02
of plastic
5.6.3.1.7.6 — Stainless steel 30 Consider quality and thickness
of stainless steel
5.6.3.1.7.7 — Timber construction 10 Quality of timber preservation 30-02
can extend life
5.6.3.1.7.8 — Free cooling adiabatic cooler system 20 30-04, and 65-11 and
65-12
5.6.3.1.8 Distribution pipelines and fittings 45/35/25/20 See item 5.6.1.1.2, depends on 40-01 and 40-02
the material type
5.6.3.1.8.1 — Chilled water: condensers water pipe systems Depends on the material type 40-01 and 02
(see item 5.6.3.1.8)
5.6.3.1.8.2 — Condenser: chilled water circulating pipes Depends on the material type 40-01 and 02
(see item 5.6.3.1.8)
5.6.3.1.8.4 — Air compressors and receivers 20 40-08 and
5.6.3.1.8.5 — Air compressors: air dryers 12 40-09
5.6.3.1.8.6 — Refrigerant distribution systems 30 46-01
5.6.3.1.9 Cold and treated water feeds 20 Pipework systems 40-01
5.6.3.1.12.1 — Evaporator 20 19-01 (part)
5.6.3.1.13 Grilles, filters and other ancillary components 10 See supplementary list of fans 26-01
5.6.3.1.13.1 — Louvres, bird and insect screens etc 10 26-02
5.6.3.1.14 Air handling equipment: 03-01
5.6.3.1.14.1 — External located 15 Consider type of fixing and

risk of mechanical damage
5.6.3.1.14.2 — Internal located 20
5.6.3.1.15 Emissions units See 5.6.5.1.11 Including fan coil units, T/E (with FCU item)
chilled beams
5.6.3.1.17 Thermal insulation 30 To pipework, ductwork 35-01
(consider the fire and smoke
rating)
5.6.4 Local cooling (LC)

5.6.4.1 Cooling units:
5.6.4.1.1 Local cooling units: Including remote condensers 02-01
5.6.4.1.1.1 — Heat pump: air to water (rev. cycle chillers, 15 05-31
e.g. air source heat pump)
5.6.4.1.1.2 — Heat pump: water to water (rev. cycle chillers, 15 05-32
e.g. water source heat pump)
5.6.4.1.1.3 — Pump: brine to water (rev. cycle chillers, e.g. 15 05-33
brine source heat pump)
5.6.4.1.2 Distribution pipelines and fittings 45/35/25/20 See 5.6.1.1.2, depends on the 40-01, 40-02 and 46-01
material type
5.6.4.1.5 Grilles, fans, filters and other ancillary components 10 See supplementary list of fans 26-01
5.6.4.1.5.1 — Louvres, bird and insect screens, etc 10 26-02

5.6.4.1.7 Thermal insulation 30 35-01
5.6.5 Central heating and cooling (CHC)

5.6.5.1 Combined central heating and cooling systems:
5.6.5.1.1 Fan coil systems for heating and cooling 20 See 5.6.3.1.2 59-06
5.6.5.1.2 Air based systems: VAV for heating and cooling 15 See 5.6.3.1.3 59-01, 02 and 03
5.6.5.1.4 Chillers See 5.6.3.1.5 T/E (5.6.3.1.5)
5.6.5.1.5 Distribution pipelines and fittings 45/35/25/20 See 5.6.1.1.2, depends on the 40-01, 40-02 and 46-01
material type
5.6.5.1.10 Air handling unit (AHU) See 5.6.3.1.14 T/E (LCH)
5.6.5.1.11 Emission equipment: including fan coil units, etc:
Terminal units/emitters, etc 15 See item 5.6.7.1.9 59-06
5.6.5.1.14 Thermal insulation 30 See 5.6.3.1.17 35-01
5.6.6 Local heating and cooling (LHC)

5.6.6.1 Local heating and cooling units:
5.6.6.1.1 Local heating and cooling units: 54-01
5.6.6.1.1.1 — DX split systems: with gas, electric or hot 15 54-02
water heaters
5.6.6.1.1.2 — Split systems/heat pumps: air cooled with 15 See 5.6.3.1.3 54-03
direct expansion evaporator
5.6.6.1.2 Distribution pipelines and fittings, etc 45/35/25/20 Depends on the material types 40-01, 40-02 and 46-01
5.6.6.1.6 Grilles, filters and other ancillary components 10 See also supplementary list of 26-01
fans
5.6.7 Central air conditioning (CAC)

5.6.7.1 Central air conditioning systems: See below
5.6.7.1.1 Plenum air heating systems Building life Cleaning duct only 17-01
5.6.7.1.2 VAV and constant air volume conditioning system 15 See 5.6.3.1.3 59-01, 02 and 03
5.6.7.1.2.1 — VRV systems: terminal units (from 5.6.3.1.4) 15 Introductory procedures 59-07
included
5.6.7.1.7 Chillers See 5.6.3.1.5 T/E (5.6.3.1.5)
5.6.7.1.8 Air handling units (AHUs):
5.6.7.1.8.1 — AHUs 15 or 20 See 5.6.3.1.14, state if external 03-01
or internal located
5.6.7.1.9 Terminal units/emitters:
5.6.7.1.9.1 — Terminal unit: VAV self powered 15 59-01
5.6.7.1.9.2 — Terminal units: VAV fan powered 15 59-02
5.6.7.1.9.3 — Terminal units: pneumatic types 15 59-03
5.6.7.1.9.4 — Terminal units: constant volume 20 Including mixing 59-04
5.6.7.1.9.5 — Terminal units: induction units 20 59-05
5.6.7.1.9.6 — Terminal units: fan coil 20 59-06
5.6.7.1.9.7 — Terminal units: VRV systems 15 59-07
5.6.7.1.10 Distribution pipelines and fittings 45/35/25/20 See 5.6.1.1.2 Depends on the 40-01, 40-02 and 46-01
material type
5.6.7.1.14.1 — Louvres, bird and insect screens etc 10 26-02
5.6.8 Local air conditioning (LAC)

5.6.8.1 Self-contained air-conditioning units:
5.6.8.1.1 Self-contained air-conditioning units, providing Including units with remote
conditioned air to rooms or areas: condensers
5.6.8.1.1.1 — Room air conditioners 15 47-01

5.6.8.1.1.2 — Split systems heat pumps: air cooled with
direct expansion evaporator (DX), with gas,
15 54-03
hot water or electric heaters

5.6.8.1.2 Separate clean room or other local air-conditioning 20 E.g. terminal re-heat and 47-01
systems requiring air management terminal heat pump air
conditioning systems: including
computer room
5.6.8.1.3 Distribution pipelines and fittings 45/35/25/20 See 5.6.1.1.2, depends on the 40-01, 02, 03 and
material type 46-01
5.6.8.1.7 Grilles, fans, filters and other ancillary components 10 See supplementary list of fans
5.7 Ventilation systems (VS)

5.7.1 Central ventilation (CV)
5.7.1.1 Central ventilation systems:
5.7.1.1.1 Air extract systems: Included in items 5.7.1.1.3 to T/E (items 3 to 11)
5.7.1.1.11
5.7.1.1.2 Air supply and extract systems 20 20-02 and 20-08
5.7.1.1.3 Extract units/terminal units 40 20-02
5.7.1.1.4 Fan units 15 See supplementary fans list T/E (fans)
5.7.1.1.6 Grilles, fans, filters and other ancillary components 10 See also supplementary list of 26-01
fans
5.7.1.1.7 Distribution pipelines and fittings 45/35/25/20 See 5.6.1.1.2, depends on the 40-01 and 40-02
material type
5.7.1.1.12 Sundry items: thermal insulation 30 New item not in NRM1 35-01
5.7.2 Local and special ventilation (LSV)

5.7.2.3 Safety cabinet and fume cupboard extracts:
5.7.2.3.3 Safety cabinets and fume cupboards extract 15 LSV 1
5.7.2.4 Fume extracts:
5.7.2.4.4 Fume extracts (hoods, canopies, valances) 25 64-01 and 17-01
5.7.2.4.1 — Motor-driven exhaust hose reel 15 Typically in a garage workshop 64-02
5.7.2.4.2 — Spring recoil hose reel 15 64-03
5.7.2.4.4 — Vehicle exhaust rail systems 20 64-06
5.7.2.5 Dust collection units:
5.7.2.5.5 Dust collection unit: Fixed dust collection
equipment
5.7.2.5.5.1 — Wood dust extraction unit 15 64-07
5.7.2.6 Anaesthetic gas extracts:
5.7.2.6.6 Anaesthetic gas extracts 15 I.e. scavenging systems for LSV 2
removal of anaesthetic gases
5.7.2.7 Cyclone systems:
5.7.2.7.7 Cyclone systems 15 64-05
5.7.2.9 Rotating ventilators:
5.7.2.9.9 Rotating ventilators 15 Includes propeller fans T/E (fans)
5.7.2.10 Roof-mounted ventilation:
5.7.2.10.10 Roof-mounted ventilation units (general fans, local 30 T/E (fans)
ventilation, roof mounted unit)
5.7.2.11 Car-parking ventilation:
5.7.2.11.11 Car-parking ventilation:
5.7.2.11.11.1 — Car park ducted fan extract 30 T/E (fans)
5.7.2.11.16 Sundry items 30 35-01
— Thermal insulation
5.7.3 Smoke extract/control (SEC)
5.7.3.1 Smoke extract/control systems: Including fire cladding
5.7.3.1.1 Automatic smoke extract systems 52-01 and 20-08
5.7.3.1.1.1 — Smoke relief and/or natural fire ventilators 30 52-02
5.7.3.1.1.2 — Smoke relief: powered ventilators 30 52-03
5.7.3.1.2 Automatic smoke compartmentalisation systems 20 Smoke curtains 52-04
5.7.3.1.5 Grilles, fans, filters and other ancillary components 10 See supplementary list of fans 26-01
5.8 Electrical installations (EI)

5.8.1 Electrical mains and sub-mains distribution
5.8.1.1 Electrical mains and sub-mains low-voltage (LV) 18-01 and 44-01
distribution:
5.8.1.1.1 Distribution of LV electricity from main switchgear 44-08
to the area distribution boards:
5.8.1.1.1.1 — Main switch panel at supply intake 20 44-02
5.8.1.1.1.2 — Maximum demand and power factor 20 44-03
correction
5.8.1.1.1.3 — Power distribution unit (PDU) 20 44-05
5.8.1.1.2 HV switchgear 70-01
5.8.1.1.2.1 — HV packaged substations 30 70-02
5.8.1.1.2.2 — Oil switchgear including oil circuit breakers 30 70-03
and oil switches
5.8.1.1.2.3 — Non-oil switchgear 30 70-04
5.8.1.1.2.4 — Vacuum indoor switchgear 30 70-05
5.8.1.1.2.5 — Ring main unit 20 70-08
5.8.1.1.2.6 — Main switchgear panel: HV supply main 30 External and internal 70-09
incomer and panel
5.8.1.1.3 LV switch gear and distribution boards:
5.8.1.1.3.1 — LV switch gear and distribution boards 20 44-07
5.8.1.1.4 HV and LV cables and wiring, etc: Depends on material type 44-04 and 44-08
— Mineral insulated 35
— Thermoplastic 30
— Thermosetting 35
5.8.1.1.5 Conduits and cable trunking plus supports, etc 30 to 35 Depends on material type, as 44-04
item 5.8.1.1.5
5.8.1.1.6 Busbar trunking 35 EI 1
5.8.1.1.8.1 Transformers 30 Dry type (cast resin) type or 70-06
oil filled type transformer
70-07
5.8.1.1.9 Fuse pillars, base units, poles and accessories, etc 30 T/E with item 2, 3
and 4
5.8.1.1.10 Sundry items:
5.8.1.1.10.1 — Hazardous area (electrics): flame-proof 20 27-01 and 27-02
equipment
5.8.1.1.10.2 — Hazardous area (electrics): lighting 15 27-01, 27-03
5.8.2 Power installations (PI)

5.8.2.1 Power installations: 44-01 and 44-09
5.8.2.1.1 General LV power installations 25 44-08
5.8.2.1.2 Extra LV supply installations 25 44-08
5.8.2.1.3 Direct current (DC) installations 25 Specialist installation in T/E (5.13.4.1.7)
5.13.4.1.7
5.8.2.1.4 LV switchgear and distribution boards 20 Distribution boards: 20 years 44-07
30 LV main switchgear: 30 years 44-02

5.8.2.1.5 Uninterruptible power supplies (UPS) 20 43-05
5.8.2.1.5.1 — UPS: batteries 5 43-04
5.8.2.1.5.2 — UPS: capacitors 5 43-05
5.8.2.1.5.3 — Diesel rotary uninterruptible power supplies 20
(DRUPS) system
5.8.2.1.6 Cables and wiring including support, etc:
5.8.2.1.6.1 — Armoured cables 35 44-04 and 44-08
5.8.2.1.7 Conduits and cable trunking, etc 30 44-04
5.8.2.1.9 Socket outlets, fuse connection units, etc 15 44-08
5.8.2.1.9.1 — Other outlet accessories (e.g. RCDs) 15 44-08 and 44-09
5.8.3 Lighting installations

5.8.3.1 Lighting installations:
5.8.3.1.1 General lighting: 36-01
5.8.3.1.1.1 — Light fittings: internal 20 Lamp life depends on usage (to 36-03
define)
5.8.3.1.1.2 — Light fittings: external (including 15 Lamp life depends on usage (to 36-04
illuminated signs) define)
5.8.3.1.2 Emergency lighting
5.8.3.1.2.1 — Emergency lighting: self-contained 25 37-01
5.8.3.1.2.2 — Emergency lighting: externally powered 25 37-02
5.8.3.1.3 Lighting fixed to the exterior of the building 15 36-04
5.8.3.1.4 Low voltage LV switchgear and distribution boards 30 Where not included as part of 44-07
sub mains distribution
5.8.3.1.5 Cables and wiring: including supports, etc 20 Subject to environment 44-04
5.8.3.1.6 Conduits and cable trunking, etc 30 44-04
5.8.3.1.7 Earthing and bonding components 30 Major install 30 years; domestic T/E (5.8.6.1)
25 years
5.8.3.1.8 Fittings to lighting points, etc 10 Including roses, pendants, etc 36-03
5.8.3.1.9 Lighting switches: internal and external 10 36-02
5.8.3.1.11 Lighting control equipment:
5.8.3.1.11.1 — Controller timers 10 14-08 and 36-02
5.8.3.1.11.2 — Occupancy and light sensors 10 Life assumed to be the same as 50-09 and 36-02
above
5.8.4 Specialist lighting installations (SLI)

5.8.4.1 Specialist lighting installations:
5.8.4.1.1 Illuminated display signs, lettering, emblems and 20 36-04
symbols, etc
5.8.4.1.2 Studio lighting 20 SLI 1
5.8.4.1.3 Auditorium lighting, theatre lighting, stage lighting, 20 SLI 2
etc
5.8.4.1.4 Arena lighting 15 SLI 3
5.8.4.1.5 Operating theatres and other specialist light:
5.8.4.1.5.1 — Operating theatres 20 SLI 4
5.8.4.1.5.2 — Infra red 20 SLI 5
5.8.4.1.5.3 — Other specialist lighting installations 20 SLI 6
5.8.4.1.7 Cables and wiring and supports, etc 25–30 See 5.8.3.1.5 44-04
5.8.4.1.8 Conduits and cable trunking, etc 25–30 See 5.8.3.1.6 44-04
5.8.4.1.9 Earthing and bonding 25–30 See 5.8.3.1.7 T/E (5.8.6.1)
5.8.4.1.10 Fittings to lighting points 10 See 5.8.3.1.8 36-03
5.8.4.1.11 Switches, including pull cords, etc 10 See 5.8.3.1.9 36-02
5.8.4.1.13 Lighting gantries, etc 30 SLI 7
5.8.5 Local electricity generation systems (LEGS)
5.8.5.1 Local generation equipment/electrical systems:
5.8.5.1.1 Emergency/standby generator plant: 43-01
5.8.5.1.1.1 — Generator: portable 10 43-02
5.8.5.1.1.2 — Standby power generation equipment 30 43-02
5.8.5.1.1.3 — Batteries: lead acid, unsealed 20 43-03
5.8.5.1.1.4 — Batteries: valve regulated, sealed 5 43-03
5.8.5.1.1.5 — Battery charging equipment 20 43-04
5.8.5.1.2 Ancillary cables, wiring and conduits, etc 15–20 See 5.8.3.1.5 (sensors in 44-04
supplementary list)
5.8.5.4 Transformation devices:
5.8.5.4.1 Wind turbines 20 Including rooftop wind energy WIN 1
systems
5.8.5.5 Photovoltaic devices:
5.8.5.5.1 Photovoltaic devices, including cells, panels, 25 43-06
modules, etc
5.8.5.5.3 Solar collectors, devices, etc 25 53-01
5.8.5.6 Other transformation devices: Depends on fuel source and Excluded
type
5.8.5.6.4 Generators:
— Gas fired 15
— Diesel powered (frequent use/standby) 15/25
— Oil/gas/bio-fuel 25
— Steam 30
5.8.5.6.6 Ancillary cables, wiring and conduits etc 15 to 20 See 5.8.3.1.5 (sensors in 44-04
supplementary list)
5.8.6 Earthing and bonding systems (EBS)
5.8.6.1 Earthing and bonding systems:
5.8.6.1.1 Earthing and bonding cables 30 44-06
5.8.6.1.2 Earthing and bonding components 30 44-06
5.8.6.1.3 Sundry items:
5.8.6.1.3.1 — Hazardous area (electrics): earthing 30 27-04
5.9 Fuel installations (FI)

5.9.1 Fuel storage (FS)
5.9.1.1 Fuel storage:
5.9.1.1.1 Gas, oil, petrol, diesel and liquefied petroleum gas Note: external fuel storage is Taken in item 2 below
(LPG) systems: 30 years above ground and
below ground
— Biomass 30
— Oil 30 LPG is above ground only
— Petrol 30 Increased life can be achieved

through internal installation.
— Diesel 30
— LPG 30
5.9.1.1.2 Storage tanks and vessels:
5.9.1.1.2.1 — Oil storage tank (inside building) 30 Depends on thickness of metal 56-05
5.9.1.1.2.2 — Oil storage tanks (underground) 15 56-06
5.9.1.1.2.3 — LPG storage tank 30 56-04
5.9.1.1.2.4 — Petrol storage systems 30 FI 1
5.9.1.1.2.5 — Diesel storage systems 30 56-05 and 06
5.9.1.1.2.6 — Oil fuel handling plant 15 56-05 (part)
5.9.1.1.2.7 — Biomass storage silo 30 T/E (5.5.1.1.6.3)
5.9.1.1.2.8 — Coal storage silo 30 T/E (5.5.1.1.3.4)

5.9.2 Fuel distribution systems (FDS)
5.9.2.1 Piped distribution systems:
5.9.2.1.2.1 — Gas/oil pipelines 50 Pipework for low pressure 40-10
natural gas, liquefied petroleum
(LPG)
5.9.2.1.2.4 — Oil distribution system for boiler plant 40 56-05 (part)
5.9.2.1.3 Pipelines and ancillaries 15
5.9.2.1.3.1 — Fuel distribution pipelines 50 56-05 (part)
5.9.2.1.3.2 — Pump: diesel driven 20 T/E (pumps)
5.9.2.1.3.3 — Rotary hand pump 20 T/E (pumps)
5.9.2.1.5 Manifolds, local meters, etc:
5.9.2.1.5.1 — Meters: utilities 20 No PPM
5.9.2.1.5.2 — Meters: gas 20 No PPM
5.9.2.1.5.3 — Meter: oil tanks 20 No PPM
5.9.2.1.5.4 — Gas booster set 20 05-39
5.9.2.1.5.5 — Gas booster pump 20 05-39
5.9.2.1.5.6 — Gas connection outlets 30 No PPM
5.9.2.1.5.7 — Gas governors 30 05-40
5.9.2.1.6 Terminal control equipment 10 E.g. forecourt petrol pump Excluded
equipment
5.9.2.1.9 Monitoring equipment 10 Excluded
5.10 Lift and conveyor installations (LCI)

5.10.1 Lifts and enclosed hoists (L&EH)
5.10.1.1 Passenger lifts:
5.10.1.1.1 Complete lift installations: L&EH 1
5.10.1.1.1.1 — Lifts: electric traction 20 Depends on usage/damage L&EH 1
5.10.1.1.1.2 — Lifts: electric traction (packaged) 15 L&EH 1
5.10.1.1.1.3 — Lifts: hydraulic 15 L&EH 1
5.10.1.2 Wall-climbing lifts:
5.10.1.2.2 Fire-fighting lifts 20 L&EH 2
5.10.1.2.3 Wall-climbing lifts 20 L&EH 3
5.10.1.3 Goods lifts:
5.10.1.3.1 Complete lift installations 20 High loading and high L&EH 1, 2, 3, 4, 5,
intensity of use can reduce this 6, 7 and 8
life expectancy
Lift components:
5.10.1.1.4 Gantries, trolleys, blocks, etc 30 L&EH 4
5.10.1.1.5 Lift controls 20 L&EH 5
5.10.1.6 Enclosed hoists:
5.10.1.6.1 Hoists, kitchen service hoists, dumb waiter 20 L&EH 6
5.10.1.6.2 Complete hoists installation 20 L&EH 7
5.10.1.6.3 Controls and electrical works (for hoists) 20 See supplementary controls list L&EH 8
5.10.2 Escalators (E)

5.10.2.1 Escalators:
5.10.2.1.1 Escalators 30 Depends on volume of usage E1
and type/model, e,g. office,
retail, airports, etc
5.10.2.1.2 Ancillary components: E2
5.10.2.1.2.1 — Under-step lighting 20 E2
5.10.2.1.2.2 — Under-handrail lighting 20 E2
5.10.2.1.2.3 — Balustrades 20 E2
5.10.2.1.2.4 — Cladding (to sides and soffits) 20 E2
5.10.2.1.2.5 — Chairs 20 E2
5.10.2.1.3 Controls and electrical works for escalators 20 See supplementary controls list E 3
5.10.3 Moving pavements (MP)

5.10.3.1 Moving pavements:
5.10.3.1.1 Moving pavements Depends on usage and MP 1
function, e,g.:
25 Airport terminal, bus and rail
station
25 High density mass transit
situations
5.10.3.1.2 Travelators 20 Depends on usage and function MP 2
5.10.3.1.3 Stair lifts 20 MP 3
5.10.3.1.4 Controls and electrical works to pavements 20 See supplementary controls list MP 4
5.10.4 Powered stair lifts (PSL)

5.10.4.1 Powered stair lifts:
5.10.4.1.1 Complete stair lift installation 25 PSL 1
5.10.5 Conveyors (C)

5.10.5.1 People conveyors:
5.10.5.1.1 Complete conveyor systems 20 C1
5.10.5.1.2 Specialist systems (e.g. baggage handling systems, 20 C2
etc)
5.10.5.1.3 Controls and electrical works to conveyors 20 See supplementary controls list C 3
5.10.5.2 Goods conveyor

5.10.5.2.1 Complete conveyor systems 20 C1
5.10.5.2.2 Specialist systems (e.g. baggage handling systems, 20 C2
etc)
5.10.5.2.3 Controls and electrical works to conveyors 20 See supplementary controls list C 3
5.10.6 Dock levellers and scissor lifts (DLSL)

5.10.6.1 Dock levellers:
5.10.6.1.1 Dock leveller 25 DLSL 1
5.10.6.2 Scissor lifts:
5.10.6.2.2 Scissor lift 25 DLSL 2
5.10.6.1.3 Controls and electrical works to dock levellers 20 See supplementary controls list DLSL 3
5.10.7 Cranes and unenclosed hoists (C&UH)

5.10.7.1 Cranes:
5.10.7.1.1 Cranes 30 C&UH 1
5.10.7.1.4 Control components 20 See supplementary controls list C&UH 4
5.10.7.2 Travelling cranes:
5.10.7.2.2 Travelling cranes 30 C&UH 2
5.10.7.3 Unenclosed hoists:
5.10.7.3.3 Unenclosed hoists and other lifting systems 30 C&UH 3
5.10.8 Car lifts, car stacking systems, turntables, etc (CLSCT)

5.10.8.1 Car lifts:
5.10.8.1.1 Car lifts and car stacking systems:
5.10.8.1.1 — Car lifts 20 CSST 1


5.10.8.2.1 — Car stacking systems 20 CSST 2
5.10.8.3 Vehicle turntables:
5.10.8.3.2 Vehicle turntables 20 Major refurbishment CSST 3
5.10.8.1.3 Controls and electrical works to car lifts, etc 20 See supplementary controls list CSST 4
5.10.9 Document handling systems (DHS)

5.10.9.1 Document handling/delivery systems:
5.10.9.1.1 Document handling/warehouse picking systems, etc 20 DHS 1
5.10.9.2 Warehouse picking systems:
5.10.9.2.1 Warehouse picking systems 20 DHS 2
5.10.9.1.2 Controls components 20 DHS 3
5.10.10 Other transport systems (OTS)

5.10.10.1 Other lift and conveyor installations:
5.10.10.1.1 Paternoster lifts 20 See passenger lift installations OTS 1
in 5.10.1.1
5.10.10.1.2 Hoists for moving people with disabilities 20 OTS 2
5.10.10.1.3 Other transport systems 20 Specification to be defined OTS 3
5.10.10.1.4 Control components 20 See supplementary controls list OTS 4
5.11 Fire and lightning protection (F&LP)

5.11.1 Fire-fighting systems (FFS)
5.11.1.1 Fire hose reels:
5.11.1.1.1 Fire hose reel including hose reel and pressure 23-01
booster sets:
5.11.1.1.1.1 Hose reel: pressure boost sets 20 See pumps list 23-02
5.11.1.1.1.2 Hose reel: static or swinging 15 23-03
5.11.1.2 Dry riser:
5.11.1.2.2 Dry risers systems, including:
5.11.1.2.2.1 Rising fire mains and hydrants: dry 25 23-04
5.11.1.2.2.2 Landing valves, outlets, etc 20 23-04
5.11.1.3 Wet riser:
5.11.1.3.3 Wet risers systems, including:
5.11.1.3.3.1 Rising fire mains and hydrants: wet 20 23-04 (part)
5.11.1.3.3.2 Landing valves, outlets, etc 20 23-04
5.11.1.4 Fire and smoke protection curtains:
5.11.1.4.7 Fire and smoke protection curtains 15 Drop down curtains, including 52-04
control panels
5.11.1.5 Other fire-fighting systems/components:
5.11.1.5.4 Distribution pipelines and ancillaries 20 23-14 and 40-01
5.11.2 Fire-suppression systems (FSS)

5.11.2.1 Sprinklers:
5.11.2.1.1 Sprinkler systems: Including reaction and control 40-01
devices and sprinkler heads
5.11.2.1.1.1 — Sprinkler system: main pumps set 20 Consider corrosion 23-14 (part)
5.11.2.1.1.2 — Sprinkler system: pipework and heads 30 Consider corrosion 23-14 (part)
5.11.2.1.1.3 — Sprinkler system: wet/dry changeover valve 25 (wet) Consider corrosion 23-14 (part)
set
20 (dry)
5.11.2.1.1.4 — Kitchen hood fire suppression 20 23-16
5.11.2.2 Deluge system:
5.11.2.2.2 Deluge systems 20 23-14
5.11.2.3 Gas fire-fighting system:
5.11.2.3.3 Gas fire-fighting systems:
5.11.2.3.3.1 — Gas extinguishing systems 15 23-05
5.11.2.3.3.2 — CO2 total flooding fire-extinguishing system 15 23-06
5.11.2.4 Foam fire-fighting system:
5.11.2.4.4 Foam fire-fighting systems: 23-07
— Expansion foam systems 15
5.11.2.5 Other fire-suppression systems/components
5.11.2.5.5 Distribution pipelines and fittings, etc 20 40-01 and 40-02
5.11.2.5.6 Water tanks and cisterns for fire-fighting 25 56-02
installations
(moulded and
blanket type), consider the fire
and smoke rating
5.11.2.5.8 Control components 10 See supplementary controls list T/E
5.11.3 Lightning protection

5.11.3.1 Lightning protection installations:
5.11.3.1.1 Bonded steel frame and tape systems 30 38-01
5.11.3.1.2 Finials 30 38-01
5.11.3.1.3 Conductor tapes 30 38-01
5.11.3.1.4 Grounding/earthing 30 38-01
5.12 Communication, security and control installations (CSC)

5.12.1 Communication systems (CS)
5.12.1.1 Telecommunications systems:
5.12.1.1.1 — General communication and PA systems 20 CSC 1
5.12.1.2 Data transmission systems: Subject to constant upgrading CSC 2
5.12.1.2.1 — Computer networking, modems, etc 10 CSC 2
5.12.1.2.2 — Multiplexes data terminals 10 CSC 2
— Data bus systems 10
5.12.1.3 Paging and emergency call systems:
5.12.1.3.1 — Aerials, radio and paging equipment 10 CSC 3
5.12.1.3.2 — Emergency call buttons, pull cords, etc 10 CSC 3
5.12.1.3.3 — Disable alarm call system 10 CSC 3
5.12.1.3.4 — Hospital patients call points 10 CSC 3
5.12.1.3.5 — Cell call systems 10 CSC 3
5.12.1.3.6 — Personal receivers 5 CSC 3
5.12.1.4 Public address and conference audio, etc:
5.12.1.4.1 — Public address system 20 11-01
5.12.1.4.2 — Conference audio facilities 10 New SFG20 task
5.12.1.4.3 — Induction loop systems 10 New SFG20 task
5.12.1.4.4 — Hospital radio facilities 10 New SFG20 task
5.12.1.4.5 — Background noise systems 10 New SFG20 task
5.12.1.4.6 — Microphones, amplifiers and speakers 10 11-01
5.12.1.4.7 — Indicator boards 10 New SFG20 task
5.12.1.5 Radio systems:
5.12.1.5.1 — Cable and satellite systems 10 CSC 4
5.12.1.5.2 — Receivers and other ancillaries 10 CSC 4

5.12.1.6 Projection systems:
5.12.1.6.1 — Cinematographic equipment 10 CSC 5
5.12.1.6.2 — Fixed and portable projectors 10 CSC 5
5.12.1.6.3 — Screens and back projection equipment 10 CSC 5
5.12.1.6.4 — Sound equipment 10 CSC 5
5.12.1.7 Fire detection and alarm systems:
Components include break-glass boxes, sounders, 15 22-01 and 22-02
sensors, batteries, shutters, door fire curtains, exit
detectors, smoke release vents, indicator and control
panels and fire doors, etc
5.12.1.7.1 — CO2 sensor 10 50-07
5.12.1.7.2 — Heat detector 20 50-03
5.12.1.8 Smoke-detection and alarm systems:
5.12.1.8.1 — Smoke detectors 10 50-10
5.12.1.8.2 — IT smoke-detection system 10 50-10
5.12.1.8.3 — Gas-detector sensors 10 50-11 and 23-15
5.12.1.8.4 — Batteries: lead acid, unsealed 5 43-03
5.12.1.8.5 — Batteries: sealed 20 No PPM
5.12.1.8.6 — Battery-charging equipment 20 43-04
5.12.1.9 Liquid detection alarms 10 CSC 6
5.12.1.10 Clocks, card clocks, flexitime installations 15 CSC 7
5.12.1.11 Door entry 10 CSC 8
5.12.1.13 Television systems including satellite equipment 15 CSC 10
5.12.1.15 Pneumatic message systems 20 e.g. vacuum systems used in 60-02
hospitals and supermarkets
5.12.2 Security systems (SS)

5.12.2.1.1 Surveillance equipment (e.g. CCTV) 15 SS 1
5.12.2.2.2 Security detection equipment:
5.12.2.2.2.1 — Intruder alarms 15 49-01
5.12.2.2.2.2 — Occupancy and light sensors 15 50-09
5.12.2.2.2.3 — Active infra red 10 SS 2
5.12.2.2.2.4 — X-ray equipment/metal detection portals 10 SS 3
5.12.2.2.2.5 — Security UV scanner 10 SS 4
5.12.2.3.3 Security alarm equipment:
5.12.2.3.3.1 — Personal attack alarm system 15 SS 5
5.12.2.3.3.2 — Passive infra red system 10 SS 6
5.12.2.3.3.3 — Microwave security system 10 SS 7
5.12.2.4.4 Access control systems:
5.12.2.4.4.1 — Clock 15 SS 8
5.12.2.4.4.2 — Access control systems 15 SS 9
5.12.2.5.5 Burglar and security alarms 15 SS 10
5.12.2.6.6 Door entry systems (audio intercom/visual):
5.12.2.6.6.1 — Intercom system 10 SS 11
5.12.2.7.7 Security lights and lighting systems 20 SS 12
5.12.2.8.8 Other security systems:
5.12.2.8.8.1 — Hand geometry 15 SS 13
5.12.2.8.8.2 — Pegging system (monitoring security guard 15 SS 14
rounds
5.12.3 Central control/building management systems
5.12.3.1.1 Control panel for M&E equipment, general 15 See supplementary controls list 14-01 and 14-02
5.12.3.1.2 BMS: central operating station 10 06-01 and 06-03
5.12.3.1.2.1 — BMS: communications 25 06-04
5.12.3.1.2.2 — BMS: outstations 10 06-05
5.12.3.1.2.3 — BMS: software functions. 5 06-06
5.12.3.1.2.4 — BMS: sensors 10 Included above
5.12.3.1.2.5 — BMS: actuators 10 Included above
5.12.3.1.4 Controlling terminal units and switches 10 T/E (controls)
5.12.3.1.5 Control cabling and containment 24 44-04 (part)
5.12.3.1.6 Compressed air and vacuum-operated control 30 06-03 to 06-06, and
systems 14-06
5.13 Specialist installations (SI)

5.13.1 Specialist piped supply systems (SPS)
5.13.1.1.1 Medical and laboratory gas-supply systems 30 SPS 1
5.13.1.2.2 Centralised vacuum systems 20 Refurbishment interval 60-01
5.13.1.4.4 Swimming pool water treatment: 57-01
5.13.1.4.4.1 — Swimming pools: general 40 57-02
5.13.1.4.4.2 — Swimming pools: filters 20 57-03
5.13.1.5.5 Compressed air systems 40-07, 08 and 09
5.13.1.6.6 — Vacuum systems 20
5.13.1.6.6.1 — Vacuum systems: general 20 60-01
5.13.1.6.6.2 Vacuum tubes: cash handling 20 60-02
5.13.1.7.9 Air duct lines, duct line accessories, etc 25 40-07, 08 and 09 (part)
5.13.1.7.11 Silencers and acoustic treatment 25 16-04
5.13.2 Specialist refrigeration systems (SRS)

5.13.2.1.1 Cold rooms 15 10-01
5.13.2.2.2 Ice pads 15 34-01
5.13.2.3.3 Other specialist refrigeration systems:
5.13.2.3.3.1 — Refrigeration display cabinets 15 10-02
5.13.2.3.3.2 — Ice storage systems 15 Refers to the air-conditioning 56-03
system; catering ice storage
system included in 5.2.1.1.3
5.13.3 Other specialist mechanical installations (OSMI)

5.13.3.1.1 Wave machines 15 OSMI 1
5.13.3.1.2 Saunas: including sauna equipment 15 See 5.1.1.9 OSMI 2
5.13.3.1.2.1 — Steam rooms and humidifiers 15 66-03
5.13.3.1.3 Jacuzzi 15 Whirlpool/spa baths: in public 66-01
facilities
5.13.3.1.4 Swimming pools 15 See 5.13.1.4
5.13.3.1.4.2 — Hydrotherapy pools 15 66-02
5.13.4 Specialist electrical/electronic installations

5.13.5 Water features (WF)
5.13.5.1.1 Water features: fountains and waterfalls: Includes indoor and outdoor
5.13.5.2 — Ornamental fountains 15 Drinking fountains taken in 25-02
5.1.1.1.10; includes feature
lighting as part of 25-02
5.13.5.3 Water filtration equipment 15 25-02 (part)

5.13.5.5 Nutrient treatment and equipment 15 WF 1
Control components 15 See supplementary controls list T/E (controls)
Other services elements relevant to building maintenance
RICS NRM 3 code Equipment: maintainable components Indicative life span Remarks SFG20 reference
(years)
2.3 Roof drainage (RD)
2.3.4 1 and 2.3.4 2 Roof drainage: including gutters and downpipes: 48-07
— Powder-coated aluminium 25 48-07
— Cast iron (painted) 50 48-07
— PVCu 25 48-07
— Lead 60 Box gutters and flashings 48-07
— Zinc 35 Box gutters and flashings 48-07
— High performance felt 20 Box gutters and flashings 48-07
2.3.4.2.3 Syphonic roof drainage pipework systems 20 48-07
2.3.4.4 Rainwater heads including gratings 25 48-07
8.3.3 Irrigation systems (IS)

8.3.3.1 Irrigation systems:
8.3.3.1.1.1 — Trace heating 20 40-03
8.3.3.1.1.2 — Thermal insulation 30 35-01
8.4.4 Barriers and guardrails

8.4.4.3 Vehicle and pedestrian control barriers and gates 15 Automatic vehicle barrier 63-02
8.6.1 Surface water and foul water drainage (SW&FWD)

8.6.1.4.11 — Prefabricated channels 20 PI-ED
Manholes interceptors, etc
8.6.1.5.12 — Interceptor traps and fresh air inlets 20 Interceptors: Blow-down and 48-04
sumps
8.6.1.5.17 — Interceptors: petrol and oil 20 48-03
Supplementary list
Equipment item Economic life/years Remarks SFG20 reference

Actuators
Thermal actuators 10 01-03
Pneumatic actuators 15 01-04
Hydraulic actuators 10 01-05
Motor driven actuators 10 01-06
Power fail: motor return actuators 10 01-07
Power fail: spring return actuators 10 01-08
Compressors
Compressors: refrigeration, reciprocal 20 Included in item 5.6.4 12-01
Compressor: screw 25 Included in item 5.6.4 12-02
Compressor refrigeration: centrifugal 20 Included in item 5.6.4 12-03
Compressor: scroll 20 12-04
Air compressors and receivers 20 40-08
Air compressors: compressed air dryers 20 Refrigeration type/water absorption type 40-09
Compressors: air network distribution 20 40-07 to 40-09

Controllers and sensors
Multiple boilers: sequence control 10 05-15
Boiler controls: single boiler on/off 10 05-16
Boiler protection controls 10 05-17
Boilers: space temperature controls 10 05-18
Boilers: fire and safety circuits 10 05-24 and 25
Control panels: electrical services 20 14-01 and 02
Control panels: lamps, meters, alarms 10 Electronic controls 14-03
Control optimiser 10 14-04
Heating control: compensator type 10 14-05
Controller single input type 10 14-06
Controller unit and sensor type 10 14-07
Controller: timer type 10 14-08
Step controllers 10 14-09
Time switches 10 Electro-mechanical 14-10 (part)
Time switches 10 Electronic 14-10 (part)
Multi input controllers 10 14-11
Indicator and displays 10 14-12
Alarm modules 10 14-13
Level controllers 10 14-14
Speed controllers 15 Variable speed drives 14-15
Transducers 10 Pneumatic to electric and electric to pneumatic 14-16
Control dampers 15 16-03
Pneumatic controls 20 Other types of pneumatic controls: 14-03 01-04
Pneumatic relays 20 41-01
Temperature measurement sensors 8 50-03
Relative humidity sensor 8 50-04
Absolute humidity sensor 8 50-05
Air quality sensor 8 50-06
CO2 sensor 8 50-07
Velocity sensor 8 50-08
Occupancy and light sensors 8 50-09
Control valves 15 62-01 to 07
Emergency stop button 20 14-18
On/off switching devices 10 58-01
Ductwork
Ductwork system: general: Depends on the material and the composition of the 16-01 and 02
air flowing through the duct
— galvanised (rectangular and circular) 40
— plastic 15 Risk of mechanical damage
— flexible (circular) 15 Risk of mechanical damage and cleaning difficulties

need to be considered
Ductwork ancillaries, various: Depends on other types and material and the 16-01 and 02
composition of air flowing through the duct
— Coils (aluminium fins): cooling 15 29-01
— Coils (aluminium fins): heating 15 Consider quality and thickness of aluminium fins 29-01
and exposure to adverse wet external conditions
— Coils (copper fins): cooling 25 29-01
— Coils (copper fins): heating 25 Consider operational duty (wet surfaces) 29-01
— Coils (electric) 10 29-01
— Coils (galvanised): heating 12 29-01
— Eliminators (galvanised) 10 30-02
— Eliminators (plastic) 15 30-02
— Eliminators (stainless steel) 20 30-02

— External louvres (anodised aluminium) 25 Early signs of corrosion must be dealt with 26-01 and 02
— External louvres (steel painted) 20 Regular cleaning is important to avoid possible 26-01 and 02
breakdown of surface coating
— Grilles/diffusers (anodised aluminium) 25 26-01 and 02
— Grilles/diffusers (painted metal) 30 26-01 and 02
— Hoods (stainless steel) 30
— Plate recuperator 20 29-03
— Spray cooler coils (copper electro tinned) and 15 29-04
washers
— Thermal wheels 15 29-05
— Run-around heat recovery coil 25 29-06
— Plate heat exchangers 15
Ducting: volume control dampers and fire/smoke 20 Control damper (manual) 16-03
dampers
15 Control damper (automatic)
10 Fire dampers (curtain type)
Ducting: attenuators and acoustics 25 16-04
Electrical ancillaries
Control relays 10 58-02
Isolators/starters/fuse switches 5 44-10
Motors: drive elements 15 39-01
Fans
Fans: 20-01
Fans: ventilating general 15 20-02
Fans: centrifugal 20 Life likely to be reduced if fan motor in air stream 20-03
Fans: axial 15 Life likely to be reduced if fan motor in air stream 20-04
Fans: propeller 10 20-05
Fans: mixed flow 15 20-06
Fans: bifurcated 15 20-07
Fans: extract (domestic purposes) 15 20-08
Fans: extract including fire/smoke units 15 20-08
Fans: high temperature (boiler combustion) 15 20-02
Fans: roof-mounted units 15 20-02
Filters
Ductwork ancillaries, filters: Depends on the filter material type and local 21-01 and 21-02
environment
— Filters (aluminium fins): cooling 15
— Filters panel: excluding media 20
— Filters (primary): washable 10 8 hours/day; 5 days/week
— Filters (primary): disposable 0.5 8 hours/day; 5 days/week
— Filters (secondary): bag types 1 8 hours/day; 5 days/week
— Filters (activated carbon) 15
— Filters (high-efficiency particular air) 2 8 hours/day; 5 days/week
Humidifiers/dehumidifiers
Humidifier: cold water evaporator drum type 10 Early signs of corrosion must be dealt with 33-01
Humidifier: direct stream injection type 8 33-02
Humidifier: electrode boiler 10 33-03
Humidifier: compressed air type 10 33-04
Humidifier: ultrasonic 10 33-05
Humidifier: resistance heater type 10 33-06
Dehumidifier: chemical dehumidifiers 15 Excluding medium DCD 1

Pumps
Pumps: general 20 45-01
Circulating pumps 20 45-02
Centrifugal pumps 20 45-03
Pressurisation pumps 15 45-04
Rotary hand pumps 20 45-05
Steam driven pumps 20 45-13
Secondary hot water circulation pumps 20 45-06
Sewage or drainage pumps submersible 15 45-07
Sewage and drainage pumps: drywell 15 45-08
Sewage pumps; compressed air 10 45-09
Sump pumps: extended shaft 10 45-10
Domestic water accelerators 10 45-11
Shower booster pumps 20 Included in item 5.1.1.7 51-02
Taps and outlet fittings
Taps and outlet fittings 20 61-02
Taps and outlet fittings: sluice valves 15 61-03 (part)
Taps: service valves 15 61-03
Combination tap assemblers: mixing 22, valves, taps 15 61-04
Valves
Valves: gate 25 61-01
Valves: float operated valve 15 61-01 (part)
Valves: automatic control 15 62-01
Rotary valves: shoe or slipper 20 62-02
Butterfly and ball valves 25 62-03
Self-acting and thermal valves 15 62-04
Solenoid valves 15 62-05 and 40-13
Pressure control valves 15 62-06 and 40-15
Seat valves 20 62-07
Shower valves 20 61-05

CIBSE Guide M 2014-Section12 Economic Life Factors

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CIBSE Guide M 2014-Section12 Economic Life Factors

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Economic life factors and end of economic life 12-1

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

12.1 Background: what are Summary

— use and maintenance

— disposal. Figure 12.1 Phases in the life of a system or constructed asset

— compliance with the relevant approved British and

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

12.2.3 Building performance

12.3.2 Factor 2: internal environment 12.3.7 Factor 7: hours of operation

12.3.3 Factor 3: technology changes 12.3.8 Factor 8: installation

12.3.9 Factor 9: adequate space

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

To carry out a LCC analysis of the maintenance and renewal

Year 15: new energy

0 Figure 12.3 Changing value of

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

For further information, refer to BS 8544: 2013: Guide for References

TSO (1997) Finance Act 1997 (London: TSO)

HMSO (1990) Capital Allowances Act 1990 (London: HMSO)

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

5.2 Services equipment (SE)

5.3 Disposal installations (DI)

5.3.2 Chemical, toxic and industrial liquid waste drainage

5.3.3 Refuse disposal (RD)

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

5.4 Water installations (WI)

5.4.3 Hot water distribution (HWD)

5.4.3.1.1.3 — Vented hot water system 25 32-16

— Steel galvanised (open) 25 Plastic relatively new unproven

5.4.4 Local hot water (LHW)

5.4.4.1 Water heaters: 31-01, 32-01 and 02

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

5.5 Heat source (HS)

5.5.1.1.2.17 — Gas/oil burners: dual fuel 15 07-07

5.5.1.1.2.18 — Steam boiler 25 Super heater 05-37

— Flues inside (stainless steel) 30

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

5.6.2 Local heating (LH)

5.6.3 Central cooling (CC)

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

5.6.3.1.14.1 — External located 15 Consider type of fixing and

5.6.4 Local cooling (LC)

5.6.4.1.5.1 — Louvres, bird and insect screens, etc 10 26-02

5.6.5 Central heating and cooling (CHC)

5.6.6 Local heating and cooling (LHC)

5.6.7 Central air conditioning (CAC)

5.6.8 Local air conditioning (LAC)

5.6.8.1.1.1 — Room air conditioners 15 47-01

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

5.7 Ventilation systems (VS)

5.7.2 Local and special ventilation (LSV)

5.8 Electrical installations (EI)

5.8.2 Power installations (PI)

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

5.8.3 Lighting installations

5.8.4 Specialist lighting installations (SLI)

5.9 Fuel installations (FI)

— Petrol 30 Increased life can be achieved

Mr D Dunn, david.dunn@tuv-sud.co.uk, 09:45AM 08/03/2016, 050230

5.10 Lift and conveyor installations (LCI)

5.10.2 Escalators (E)

5.10.3 Moving pavements (MP)

5.10.4 Powered stair lifts (PSL)

5.10.5 Conveyors (C)