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Indicative life expectancy for building services plant, equipment and systems Equipment item Indicative Remarks

Life (years)

Boiler plant Shell and tube boilers (steam and HTHW) 20 Water treatment is very important Water tube boilers (steam and HTHW) 25 Water treatment is very important Electrode/electric boilers (steam and HTHW) 25 Water treatment is very important Shell and tube boilers (MTHW/LTHW) 20 Water tube boilers (MTHW/LTHW) 25 Electrode/electric boilers (MTHW/LTHW) 25 Cast iron sectional boilers (MTHW/LTHW) 25 Steel boilers (MTHW/LTHW) 15 Condensing boilers (MTHW/LTHW) 15

Refrigeration plant — medium to large Centrifugal chiller 15 See note 1 Reciprocating chiller 20 See note 1 Screw chiller 20 See note 1 Absorption chiller 20

Open type cooling towers Plastic coated metal cooling tower 25 Consider thickness, bonding and quality of plastic coating Galvanised metal cooling tower 12 Consider thickness and quality of galvanising Timber constructed cooling tower 10 Consider quality of timber preservation which can extend life Ceramic cooling tower 35 Plastic constructed cooling tower 20 Consider thickness and quality of plastic Epoxy treated metal cooling tower 15 Stainless steel cooling tower 30 Consider quality and thickness of stainless steel

External heat rejection for refrigeration plant Air cooled condensers 20 Evaporative condensers 20 Air blast dry air coolers — plastic coated metal 25 Consider thickness, bonding and quality of plastic coating Air blast dry air coolers — galvanised metal 20 Consider thickness and quality of galvanising Air blast dry air coolers — epoxy treated metal 20

Boiler plant auxiliaries Oil storage tanks — external protection 20 Depends on thickness of metal and corrosion protection Oil storage tanks — underground 15 Depends on thickness of metal and corrosion protection Combustion controls 12 Boiler electrodes 8 Feed pumps 15 Water treatment 15 Atmospheric gas burners 15 Forced air gas burners 12 Oil burners 12 Solid fuel handling plant 15 Conveyor system up to 20 years High temperature fans 15 Instrumentation 10 Oil distribution system for boiler plant 15 Gas distribution system for boiler plant 20 Mild steel flue 15 Depends on thickness of metal and corrosion protection Stainless steel flue 20 Check quality of stainless steel Brick or concrete chimney — external 40 Brick or concrete chimney — internal 50 Steel chimney — external 30 Depends on thickness of metal and corrosion protection

Water tanks Cast iron water cisterns 35 Mild steel (treated) water cisterns 15 Not for domestic or drinking water purposes Plastic water cisterns 35 High quality structural support is necessary Galvanised metal water cisterns 12

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Ductwork systems and components Ductwork (galvanised) 30 Ductwork (plastic) 20 Mechanical damage and expansion need to be considered Ductwork (flexible circular) 20 Mechanical damage needs to be considered also cleaning difficulties Fans (heavy duty centrifugal) 25 Fans (centrifugal) 20 Fans (axial) 20

Fans (propeller) 15

Fans (roof mounted units) 15

Fire dampers: curtain type 12

Coils (copper fins) heating 25

Coils (copper fins) cooling 25 Consider operational duty — wet surfaces Coils (aluminium fins) heating 15 Consider quality and thickness of aluminium fins and exposure to adverse external conditions Coils (aluminium fins) cooling 15 Consider quality and thickness of aluminium fins and exposure to adverse and wet external conditions Coils (galvanised) heating 12

Spray cooler coils (copper electro-tinned) and washers 15 Eliminators (galvanised) 10 Eliminators (plastic) 15 Eliminators (stainless steel) 20 Coils (electric) 10 Thermal wheels 15 Filters (automatic) — excluding media 15 Filters (panel) — excluding media 20 Filters (electrostatic) 15 Filters (activated carbon) — excluding media 15 Grilles and diffusers (anodised aluminium) 25 Grilles and diffusers (painted metal) 30 Plate recuperator 20 Dampers manual 20 Dampers automatic 15 Steam humidifier (direct) 10 Maintenance is very important Steam humidifier (electric generated) 8 Maintenance is very important Water spray humidifier 12 Early signs of corrosion must be dealt with Pan type humidifier 10 Early signs of corrosion must be dealt with Chemical dehumidifiers (excluding medium) 15 External louvres (anodised aluminium) 25 Regular cleaning is important to avoid possible breakdown of surface coating External louvres (steel painted) 20 Early signs of corrosion must be dealt with Attenuators 25 Consider type of lining, adhesive and fixing of acoustic material Packaged air handling/conditioning units (internal) 20 Packaged air handling/conditioning units (external) 15 Consider type of corrosion protection

Air conditioning terminal units Fan coil units (heating and cooling) 15 Induction units 20 Terminal reheat units 20 VAV terminal units (bellows type) 15 VAV terminal units (box type) 15 Double duct terminal units 15 Chilled ceiling panels 25 Flexible water pipework connections — depending on type -10 years Chilled beams 20 Flexible water pipework connections — depending on type -10 years Ventilated ceilings 25 VRV units 10 VVT fan powered terminal units 15 Split systems 10

Heating terminal units Radiators (cast iron) 25 Radiators (steel) 15 Water condition is important Radiators (2 mm thick steel) 20 Water condition is important Radiators aluminium 20 Water condition is important and materials in system

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Radiator painting 5 Use correct type of paint Unit heaters (steam and hot water) 15 Unit heaters (gas and electric) 10 Radiant heaters (steam and hot water) 20 Radiant heaters (electric) 10 Fan coil units (heating only) 15 Natural convectors water 20 Natural convectors electric 10 Underfloor heating with concrete encased steel pipes 25 Suggest a long-term bonded warranty is obtained — corrosion prevention of steel pipes Underfloor heating with concrete encased plastic pipes 30 Suggest a long-term bonded warranty is obtained — consider quality of plastic pipes Underfloor electric heating 20 Ceiling heating (hot water) 25 Ceiling heating (electric) 15 Electric storage heaters 10

Pipework systems and components Open pipework systems (steel) 25 Closed pipework systems (steel) 30 Open pipework systems (copper) 35 Consider tube thickness and quality of copper Closed pipework systems (copper) 40 Consider tube thickness and quality of copper Open pipework systems (steel galvanised) 25 Closed pipework systems (steel galvanised) 35 Refrigerant pipework systems 20 See note 1 Steam pipework system 25 Condensate pipework system 12 Consider type of material, wall thickness and water treatment Condensate collecting vessel 12 Consider type of material, wall thickness and water treatment Open expansion vessel 10 Closed expansion vessel with membrane 15 Water treatment plant 15 Water treatment control and measurement equipment 10 Pumps (base mounted) 20 Pumps (pipework mounted) 15 Pumps (glandless) 10 Pumps (sump and well) 12 Pumps (condensate) 10 Bellows flexible (steel) 10 Bellows flexible (rubber) 8 Bellows expansion (steel) 10 Valves (glandless) 20 Valves (glands) 15 Calorifiers 20 Heat exchangers (shell and tube) 25 Ductwork and vessel thermal insulation (blanket type) 30 Consider type of fixing and mechanical damage Pipework and vessel thermal insulation (moulded type) 30 Consider fire and smoke rating

Drainage and Public Health Internal waste, foul and rainwater drainage (cast iron) 35 Internal waste, foul and rainwater drainage (copper) 40 Internal waste, foul and rainwater drainage (plastic) 20 Consider mechanical damage & any expansion rqmt Below ground salt glazed drainage 40 Consider possibility of damage and structural movement Below ground cast iron drainage 45 Consider possibility of ground and structural movement Below ground plastic drainage 40 Consider mechanical damage

Above ground rainwater – plastic 25

Sanitary ware 25

Fire fighting and protection systems Alternate wet and dry sprinklers 20 Consider corrosion; see CIBSE Guide E(28)

section 8.1.7.3 Wet sprinklers 25 Consider corrosion Wet risers 20 Dry risers 25 Foam systems 15 Portable fire appliances 8 Fire hose reels 15

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Fire hydrants 30 Fire alarms (electrical) 20

Battery support for fire alarm 10 Fire dampers (curtain type) 15 Computer room fire extinguishing system 15 Consider environmental impact and possible phasing out of fire extinguishing agent Smoke and heat detectors 10

Electrical distribution network Main supply switchgear and distribution equipment 30 Transformers (dry type) 30 Transformers (oil type) 30 Mains cables (permanent installations) 30

Electrical installations in buildings Final circuits and outlets 20 Lighting installations (internal) 20 Low voltage decorative may be limited to 10 years Lighting installations (external) 15 Emergency lighting 20

Electrical motors (general) 15 Smaller motors may have a shorter life — check with supplier Motor speed control devices 10 Motor control centres 20

Electrical generating plant Alternators 25 Continuously rated gas/oil engines (frequent use) 15 Continuously rated gas/oil engines (standby) 25 Continuously rated steam engines (frequent use) 25 Continuously rated steam turbines (frequent use) 25

Oil storage 30

Controls & instrumentation 20

Mains failure sensors 15

Battery support 10

Building management and controls (electronic/electric) Personal computer 10 Alternative name — supervisor. Reference note 2.0 PC operating system 8 See note 2 BMS operating system 8 Autodial modem 8 Printer 5 With frequent use operating costs are important Screened network (hardwiring) 25 Should be future proofed with additional cable wireways. See note 2 Network communication devices 10 Proprietary devices or gateways — may require support. See note 2 Damper actuators 10 Intelligent outstations 10 See note 2 Sensors 8 Periodic loop tuning and calibration should be considered Control valves 15 Control dampers 15 Electronic/pneumatic interfaces 10 Utility metering 20 Pagers 5 Remote display panels 10 See note 2 Hardwiring between devices 25 Screened cables may be necessary

Controls general Pneumatic controls 20 Electric controls 20 Electronic controls 15 Hydraulic valve actuators 10 Pneumatic valve actuators 15 Self-contained valve actuators 8

Miscellaneous electrical equipment and plant Lead acid batteries (sealed) 5 Nickel alkaline batteries (vented) 20 Battery chargers 20

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Clock systems 15 Communication systems 20 Voice and data. See note 2 Public address systems 20 Intruder alarms and intercommunications 10 Uninterrupted power supply systems 20 Closed circuit television and video 10 Television and satellite systems 15 See note 2 Lightning protection 25 Lighting control and management system 15 Continuous flow electrical heaters 12 Electrical water heaters 12 Electrical storage heaters with ventilation 20 Electrical floor heating 25 Electrical heater (on peak) 8 Window unit air conditioner 8 Residential single or split package air conditioner 10 Commercial through the wall air conditioner 10 Water cooled air conditioner 15 Residential air to air heat pump 10 Commercial air to air heat pump 15 Commercial water to air heat pump 15

Miscellaneous mechanical equipment and plant Kitchen (cooking and support systems) 15 Laundries (equipment and support systems) 20 Water features 15 Water treatment is very important Computer room air conditioning 15 Tea rooms (equipment and support systems) 15 Hand dryers 5 Drinking fountains 10 Vending machines 8 Sanitary towel disposal 10 Food/container waste disposal 5 Waste paper shredders/disposal 10 Stair/lobby ventilation 20 Fire protection (pipes and ducts) 20 Damage to fire protection should be examined at frequent intervals Incinerators 15 Gas or oil fired furnaces 15 Selection of heat exchanger material is important Domestic gas fired warm air heaters 15 Domestic gas fired boilers 10 Domestic gas fired combination boilers 10 Gas fired hot water (storage and continuous) 12 Gas fires 8

Vertical transportation

Lifts 15

Escalators 15

Security

Access systems (door releases, card readers, key pads) 10

CCTV cameras 10

CCTV control systems & multiplexers 15

Infra red lighting 10

Intruder detection 15

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