Service Life and Replacement Cycles.docx

Service Life and Replacement Cycles

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

1. Allows staff to provide efficient services.

1. Is user friendly to public and staff.

1. Offers best value for construction dollars.

1. Meets industry standards for maintainability.

1. Remains attractive and provides a visual statement as reflected in the Built Environment Image Guide.

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

1. 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.

1. Critical Component. Major system without which the facility could not provide it’s primary function.

1. 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:

1. 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 built-up or single-ply membranes. Smaller buildings may have pitched roofs, allowing more material options, such as asphalt shingles, metal, or tile.

1. 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.

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

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

a. Existing Drawings

Available upon request