Service Life and Replacement Cycles 4-15-2016.doc

Service Life and Replacement Cycles

1.

GENERAL: Design BIA facilities in a cost-effective manner while providing an environment that promotes sustainable maintenance, which:

a. Allows staff to provide efficient services.

b. If greater than or equal to 10,000 square feet of administrative office space, meets LEED silver certification standards/requirements.

c. Is user friendly to public and staff.

d. Offers best value for construction dollars.

e. Has incorporated provisions for future expansion/capabilities.

f. Meets industry standards for maintainability.

g. Remains attractive and provides a visual statement as reflected in BIA direction.

2.

SERVICE LIFE: Design the structure and exterior skin, respectively, to support specific loads and to provide a weather tight enclosure so that the critical building systems inside the building have a finite service life. Recommended service life of the building's critical individual components are identified below, assuring appropriate maintenance:

20%

3.

DEFINITIONS

a. Service Life. The average time during which a particular system or component remains in it original service application and when it should be replaced. Replacement may occur for any reason, including, but not limited to failure, general obsolescence, reduced reliability, excessive maintenance cost, and changed system requirements due to such influences as changed functional programs or energy prices.

b. Critical Component. Major system without which the facility could not provide its primary function.

c. Major Component. Building System that is 10% or more of the cost of the facility.

4.

CRITICAL BUILDING SYSTEMS: The following is a list of typical, but not limited to, design for critical building systems which impact service life of facilities:

a. Architectural Systems

1. Roofs. Provide long-lived and leak-free roofs. Geometry of very large buildings dictates a flat roof, restricting the choice of materials to single-ply membranes. Smaller buildings may have pitched roofs, allowing more material options, such as asphalt shingles, metal, or tile.

2. Windows. Design windows for low maintenance, trouble-free operation, weather-tightness, insulating value, security, and appearance. Operable windows are the easiest and least costly type if the facility cleans its windows with in-house staff. For large scale facilities, such as Headquarters, the most satisfactory type is side-hinged windows. Fixed windows (non-opening) are less costly initially and may last indefinitely since they have no moving parts. However, fixed windows have higher maintenance cost since they must be washed from the outside.

3. Interiors. Use materials that are typically hard surfaced and durable and have an architecturally pleasing appearance.

4. Ceilings. Base ceiling selection on acoustic performance, low replacement cost, and initial cost.

5. Floors. Provide vinyl composition tile (VCT) or sheet vinyl (SV) for general use areas, ceramic tile (CT) for wet areas, quarry tile (QT) for heavy duty areas like kitchens, carpeting (CP) for office, waiting, and special areas, and special material, such as pavers, for entrance/lobby spaces. Select flooring for safety and functional appropriateness first, then life cycle maintenance and durability.

6. Walls. Select colors and textures that keep the best appearance for the longest period possible. Base selections of initial cost, required maintenance, and potential for damage.

a. Mechanical Systems

1. Air Handling Systems. Design air handling systems to provide temperature, humidity, ventilation, and air quality control of indoor space. Include component equipment such as heating and cooling coils, fans, air filters, dampers, intake louvers, humidifiers, and controls. Select equipment based on size constraints, functional areas being served, available space, and environmental conditions required. Consider hours of operation, ambient air conditions, cleanliness of ventilation air, quality of water service, ability or accessibility, and quality of maintenance.

2. Ductwork Systems. Design galvanized metal ductwork/air distribution systems in accordance with the Sheet Metal and Air Conditioning Contractors’ National Association (SMACNA) national standard.

3. Chiller Systems. Design chiller systems, including controls, pumps, piping, and valves, to provide chilled water for cooling. Minimum number of chillers needed shall take into account efficient operation and redundancy.

4. Boiler Systems. Design boilers to distribute hot water throughout the center for space heating. Typically, boilers are gas/oil fired with dual fuel capability and required safety and operating controls. Select units based on connected loads, air pollution standards, and federal energy conservation statutes.

5. Piping Systems. Design a piping system that distributes fluids and gases throughout the facility. HVAC piping is predominately black steel piping systems; copper piping used for domestic water and medical gases; and cast iron and PVC used for waste lines.

a. Elevators. Design hydraulic type elevator systems in buildings with 4 floors or less and electric traction-type elevator systems in buildings of 5 or more floors use.

b. Electrical Systems. Design electrical systems to provide lighting and communications for occupants, and power for specialty equipment and building systems such as elevators and air conditioning. Select system components based on user requirements, safety, and life-cycle costs.