Fourth Dimension in Building Strategies for Avoiding Obsolescence (1993) / Chapter Skim
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Obsolescence in Facilities
Obsolescence in Facilities
Pages 11-30
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From page 11... ...
:. ::: Obsolescence results when there is a change in the requirements or expectations regarding the use of a particular object or idea.
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From page 12... ...
Louis's Pn~itt Igoe lowincome housing project was demolished because of the project's apparent exacerbating effect on the social problems it was meant to solve. Sometimes problems arise because agency design guidelines are outdated or do not address new requirements, sometimes, when new materials or products are emerging rapidly, there is a general lack of information upon which to base facility decisions; and sometimes the slow pace of the federal budgeting process permits needs to shift while authorizations are sought to construct facilities for fiche following discussion builds on principles of engineering economics and life~ycle cost analysis.
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From page 13... ...
Apart from the major monuments that survive, sometimes for centuries, with function unaltered, most facilities' to some degree, become obsolete before their structures basically unsafe or otherwise unfit for use. However, obsolescence becomes a significant design and management issue when it occurs prior to the end of the design' service life: the length of time for which a building, subsystem, or component is designed to provide at least an acceptable minimum level of shelter or service, as defined by the owner.4 For many types of buildings, and for purposes of financial analysis, this design service life typically is assumed to be 15 to 30 years.
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From page 14... ...
For example, the physical life of the basic structure and many of the interiors of the U.S. Capitol building are approaching 200 years and are likely to continue for additional decades.
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Eventually, performance falls to a level that users judge to be the minimum acceptable. Because of the performance drop, the users may move, owners may take action to renovate their facilities, or the facilities may be demolished and replaced.
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In practice, actually, most buildings provide adequate service over periods considerably longer than those explicitly considered in design, and the physical life for a building as a whole normally can be expected to extend beyond the design service life—to 20 to 40 years or more. As Table 1 illustrates, anticipated service lives vary substantially among building types and building subsystems.
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Table 1 Renewal of Cycles of Selected Building Components (in years) FACILITIES COMPONENTS Public Condos Housing mininms 10.
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People also may come to expect faster elevators, installed data transmission systems, electronic security systems, and personalized zoned heating and cooling controls. Figure 3 portrays the rising expectations that may cause performance to reach minimum acceptable levels much sooner than they would otherwise.
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A number of factors, falling roughly into four broad categories, may cause rising expectations, obsolescence, and increased expenses: 1. Functional factors, that is, those related to the uses a building or spaces within the building are expected to serve (e.g., when the building's occupants change)
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Figure 4 illustrates the effect. The Americans with Disabilities Act, for example, is forcing many building owners to make physical changes in their otherwise satisfactory facilities to enhance accessibility by handicapped persons.
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facility performance judgment criteria (not to scale) design service life Time- ~ 1 Figure 5 Periodic renewals raise performance and can extend service life.
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Committee members familiar with both commercial real estate management and government facilities utilization note that 3 to 5 year intervals now are typical for virtually complete changes in office-space utilization. As a result, many large institutions are choosing modular partition and furniture systems for their major facilities in order to make it easier to reorganize space to fit the reorganized company or agency.
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Rapid change in telecommunications and in computer technologies has had a similar effect on buildings, giving rise to the new professional activity of "wire management." Buildings lacking such elements as raised floors, easily relocatable data-grade cables, and switches to accommodate local area computer networks and private telephone systems are viewed by navy users as obsolete (Building, 1985; Building Design arid Construction, 1986; Building Research Board, 1988; Doyle 1985; Sraeel, 1988.) In the future, further advances in flatwire and wireless technologies may reduce or eliminate the need for these raised floors and cables, thereby rendering yet other facilities obsolete.
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From page 25... ...
have brought to the hospital new large and heavy equipment that cannot be moved or housed easily in older buildings. Such highly specialized activities as intensive coronary care, trauma treatment, and neonatal medicine require uniquely equipped operating rooms that were not foreseen when older, and now obsolete, health care facilities were designed.
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From page 27... ...
~ t Z ~ if l.
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From page 28... ...
That speaker's expenence in the early 1970s was that such items as column grids over 30 feet and underfloor wiring ducts in concrete structures, when evaluated on a discounted cash-flow basis, generally did not warrant the additional expense (although designing to provide up to 100 pounds per square foot of additional floor load-bearing capacity did give tenants and owners useful options for rearranging functions)
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From page 29... ...
1989. The real estate business and technological obsolescence.
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