Technical Library
Building component reference with typical useful lives. Use this guide for depreciation reports, reserve fund studies, and building evaluations. Actual lives depend on maintenance, use, and environment.
Building Components & Typical Useful Lives
Ranges below are typical for British Columbia conditions. Consult a qualified engineer or consultant for project-specific assessments. Useful life can vary with quality of installation, maintenance, exposure, and use.
Structure & Foundations
| Component | Description | Typical useful life | Notes |
|---|---|---|---|
| Concrete foundation | Reinforced concrete footings and foundation walls | 75–100+ years | Dependent on exposure, water ingress, and reinforcement condition. |
| Structural steel frame | Steel columns, beams, and bracing | 75–100+ years | Protection from corrosion (fireproofing, paint) extends life. |
| Wood frame | Wood stud walls, joists, beams (light frame construction) | 50–75 years | Moisture and pest control critical; can exceed with good maintenance. |
| Concrete slab on grade | Ground-supported concrete floor slab | 75+ years | Vapor barrier and drainage affect longevity. |
| Structural masonry | Concrete block or brick structural walls | 75–100 years | Mortar repointing and moisture management important. |
Building Envelope
| Component | Description | Typical useful life | Notes |
|---|---|---|---|
| EIFS (exterior insulation finish system) | Exterior cladding with insulation and synthetic finish | 25–40 years | Sealant joints and drainage critical; can fail earlier if water trapped. |
| Brick veneer | Non-structural brick cladding with cavity | 50–75 years | Flashing, weep holes, and repointing affect life. |
| Stucco | Traditional or synthetic stucco on lath or sheathing | 40–60 years | Proper substrate and crack control extend life. |
| Window assemblies | Insulated glazing units (IGUs) and frames (vinyl, aluminum, wood) | 20–35 years | Seal failure in IGUs often limits life; frame material varies. |
| Sealants & caulking | Joints around windows, panels, and penetrations | 10–20 years | Inspect and replace periodically to prevent water intrusion. |
| Metal cladding | Aluminum, steel, or composite panels | 30–50 years | Coating and fasteners affect durability. |
| Curtain wall | Non-structural glazed facade system | 30–50 years | Gaskets, sealants, and hardware may need replacement sooner. |
Roofing
| Component | Description | Typical useful life | Notes |
|---|---|---|---|
| Built-up roofing (BUR) | Multiple plies of bitumen and reinforcement (flat/low-slope) | 15–25 years | Quality of installation and maintenance affect life. |
| Single-ply membrane (EPDM, TPO, PVC) | Elastomeric or thermoplastic membrane roofing | 15–30 years | Seams and attachment details are failure points. |
| Asphalt shingles | Fibreglass or organic asphalt shingles (sloped roofs) | 15–25 years | Varies by product; architectural shingles often longer. |
| Metal roofing | Standing seam or corrugated metal panels | 25–40 years | Coating and fasteners need periodic inspection. |
| Modified bitumen | Polymer-modified bitumen membrane (torch or self-adhered) | 15–25 years | Exposure and traffic affect longevity. |
Mechanical (HVAC & Building Systems)
| Component | Description | Typical useful life | Notes |
|---|---|---|---|
| Boiler | Central heating boiler (gas, oil, or electric) | 20–35 years | Water treatment and annual maintenance extend life. |
| Chiller | Central chilled water plant for cooling | 15–25 years | Load profile and maintenance critical. |
| HVAC units (RTU, split, heat pump) | Rooftop units, split systems, or heat pumps | 15–25 years | Compressor and coil condition drive replacement. |
| Domestic hot water tank | Storage-type water heater (gas or electric) | 10–20 years | Water quality and usage affect tank life. |
| Pumps (circulation, booster) | Mechanical pumps for HVAC or water | 15–25 years | Seals and bearings often replaced earlier. |
| Cooling tower | Evaporative cooling equipment for chilled water | 15–25 years | Water treatment and fill condition important. |
| Exhaust fans | Bathroom, kitchen, parking, or general exhaust | 10–20 years | Motor and duct condition vary by use. |
| Ductwork | Sheet metal or flexible air distribution | 25–40 years | Can outlast equipment; cleaning and sealing matter. |
Electrical
| Component | Description | Typical useful life | Notes |
|---|---|---|---|
| Electrical panel / distribution | Main and sub panels, breakers, bus bars | 25–40 years | Capacity upgrades may drive earlier replacement. |
| Switchgear | Medium-voltage or main switchgear | 25–35 years | Inspection and maintenance programs extend life. |
| Lighting fixtures | Interior and exterior luminaires | 15–25 years | LED retrofits often replace before end of physical life. |
| Wiring (branch circuits) | Conductor and raceway (conduit) | 50+ years | If undamaged; rewiring may be needed for code or capacity. |
| Emergency generator | Standby generator and transfer switch | 20–30 years | Exercise and maintenance affect reliability and life. |
Plumbing
| Component | Description | Typical useful life | Notes |
|---|---|---|---|
| Cast iron drain pipe | Cast iron soil and waste piping | 50–75 years | Corrosion and joint condition can shorten life. |
| PVC / ABS drain pipe | Plastic soil and waste piping | 40–50 years | Generally durable; joint and support condition matter. |
| Copper supply pipe | Copper water distribution | 50+ years | Water chemistry can cause pitting or corrosion. |
| PEX supply pipe | Cross-linked polyethylene water distribution | 40–50 years | Long-term data still evolving; fittings are failure points. |
| Plumbing fixtures | Toilets, sinks, faucets, showers | 20–40 years | Varies by quality and use; seals and cartridges replaced sooner. |
Interior & Common Areas
| Component | Description | Typical useful life | Notes |
|---|---|---|---|
| Elevator (traction) | Passenger or freight elevator, traction drive | 25–40 years | Modernization (controls, doors) often at 20–30 years. |
| Elevator cab & doors | Cab interior and door panels | 15–25 years | Often updated during modernization. |
| Carpet | Broadloom or carpet tile in common areas | 7–15 years | Traffic and cleaning affect life. |
| Hard flooring | Tile, vinyl, hardwood in common areas | 25–50 years | Material-dependent; grout and finish may need refresh. |
| Interior paint | Walls and ceilings (common areas) | 5–10 years | Cosmetic refresh; substrate condition may require more. |
| Fire alarm system | Control panel, devices, notification appliances | 15–25 years | Code updates may require upgrades before end of life. |
| Sprinkler system | Wet or dry pipe fire suppression | 25–50 years | Piping can last decades; heads and valves inspected regularly. |
Site & Exterior
| Component | Description | Typical useful life | Notes |
|---|---|---|---|
| Asphalt pavement | Parking lot and drive pavement | 15–25 years | Resurfacing and crack sealing extend life. |
| Concrete walkways & curbs | Site concrete flatwork and curbs | 30–50 years | Joint sealing and drainage affect durability. |
| Landscaping & irrigation | Planting and irrigation systems | 10–20 years | Irrigation components fail sooner; planting varies. |
| Fencing | Perimeter or decorative fencing (metal, wood, vinyl) | 15–25 years | Material and exposure dependent. |
| Underground utilities (private) | Water, sewer, storm laterals on site | 40–75 years | Material-dependent; root and soil conditions matter. |
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