Determination of the standard service life of construction projects

The file was collected by Vasily Grigorievich Misovets

See also: Online depreciation calculator for buildings of various classes

Post Note

Note. The basis for establishing these deadlines is the departmental building standards VSN58-88(r), Regulations on the organization and implementation of reconstruction, repair and maintenance of buildings, communal and socio-cultural facilities. Effective from July 1, 1989.

Unfortunately, it was not possible to accurately determine the source of most of the data presented. However, the data are published because they can serve as a good guide for evaluators to support their own assessments. There is information that data on service life is given in the book: “Fundamentals of pricing in construction and standards for the operation of buildings and structures,” a training manual for the advanced training course for professional real estate appraisers. – St. Petersburg: First Institute of Independent Assessment and Audit, 1997, p. 42.

Perhaps the MosZhilNIIproekt organization is involved in this information.

What is service life

The period of existence of a construction project from the moment of construction until the moment of complete wear, destruction or disassembly is called the service life.

Buildings and structures not used for their intended purpose, mothballed or abandoned, continue to wear out, counting down the time of their serviceability.

The construction material of load-bearing structures significantly affects the period of operation of the object, and the service life of a panel house is longer than the service life of a wooden house.

Standard average service life of structural elements and engineering equipment

(for residential buildings with wooden floors on steel and wooden beams)

Various periods

The time of use of a construction project is divided into periods of running-in, normal operation and intensive wear.

At the first stage, the elements of the structure are ground in, run-in, shifts appear, and shrinkage occurs. The process of loss of strength begins and the bulk of defects and violations are identified, which are eliminated or localized.

During the period of normal operation, the behavior of the elements of the structure stabilizes; the manifested deformations are associated with the conditions of use and arise unexpectedly.

As you age, there comes a period of intense wear and tear. During operation, all components of a building or structure lose their qualities, strength and stability decrease, and the characteristics and properties of materials deteriorate.

The three stages of an object’s life have normative and actual periods for each individual element and the entire complex.

Normative

The name itself suggests a connection with building codes. Russian legislation sets standards for the service life of buildings and structures of various types. During the design process, designers take these standards into account and, calculating effective functioning, offer materials that can withstand the entire designated period.

Actual

Unlike the normative one, the actual period depends on the operating conditions, the materials used, design solutions and capital of the facility as a whole.

The actual period of operation of the facility with regular and timely current and major repairs may be longer than specified by the standards. If the condition of the building is not monitored and the schedule of prevention and restoration is violated, then the object may not survive to the standard date.

House durability rating

Buildings of different types can be divided into the following categories according to their strength and expected service life:

1. Particularly capital ones - their service life is more than 150 years, the buildings are built using materials such as stone and brick.
2. Capital - the service life of these houses is equal to one century, the same materials are used in their construction as in the construction of capital ones, however, their walls are somewhat thinner.
3. Ordinary - houses of mass construction, their walls are the average size accepted by the standards, can last about 120 years.
4. Lightweight stone - houses in this category are built using lightweight, that is, hollow bricks, and have a service life of no more than 120 years.
5. Wooden - with proper care and reconstruction, such houses can last for about a century.

Regulatory documentation

The planned service life of the designed object is determined by agreement between the customer and the general designer. For this purpose, the approximate terms given in GOST R 54257-2010 “Reliability of building structures and foundations” are used.

The standard service life of buildings and structures is contained in various SNiP and construction regulations.

Standardized requirements and recommendations contain:

• SNiP 31-01-2003 “Residential multi-apartment buildings”,
• SP 54.13330.2011 “Residential multi-apartment buildings”,
• SP 118.13330.2012 “Public buildings and structures”, current edition of SNiP 06/31/2009 “Public buildings and structures”,
• SP 43.13330.2012 “Structures of industrial enterprises”,
• SP 56.13330.2011 “Industrial buildings”.

SPI upon change of owner

A piece of real estate may change its owner and end up in the hands of a new owner not new. How to determine the useful life in this case?

It is necessary to correctly establish depreciation, and from here calculate the depreciation period. This must be done separately for tax and accounting purposes.

SPI of used objects for tax accounting

The tax legislation of the Russian Federation provides for the possibility of reducing the SPI of a non-new property for the period during which it was used by the former owner (clause 7 of Article 258 of the Tax Code of the Russian Federation). This time can be easily determined from the accompanying documentation (transfer and acceptance certificate OS-1a) when purchasing a fixed asset.

IMPORTANT! If it is not possible to establish this period from the documents, then it is legally impossible to reduce the SPI. Even if such confirmation exists, a reduction in SPI is not necessary.

If there is no documentary evidence of the operation of the building, it will be considered new from the point of view of tax accounting. To determine its SPI, the above algorithm should be used.

If you purchase a building or structure that has been in use for more than 30 years, it may end up being completely depreciated. In this case, the new owner evaluates the condition of the object according to safety regulations and sets a reasonable SPI for it at his own discretion.

SPI of non-new objects for accounting

There are no legislative regulations here, other than those prescribed in the accounting policies of the organization itself. By establishing SPI for accounting, the owner can:

• follow the requirements of the Classification (duplicate tax accounting);
• Having thoroughly assessed the object, set another appropriate period.

Types of residential apartment buildings

The distinctive features of the types of residential buildings are the production technology and the main material of manufacture.

Currently, there are types of apartment buildings:

• panel, made using large reinforced concrete structures, panels,
• monolithic, consisting of a solid reinforced concrete frame,
• block, built from a large number of prefabricated elements, like a constructor,
• brick, which are environmentally friendly, built from natural material,
• wooden, built from round environmentally friendly wood or timber.

How to determine the capital group of a building?

In order to assign a building a particular capital group, a special expert commission is appointed. The examination process includes the assessment of a number of indicators. The main ones are:

• Materials used for construction: foundation, walls, ceilings.
• Design features that ensure the physical and mechanical endurance of the structure.
• Degree of fire resistance.
• Level of internal improvement, engineering communications.

Lifetime

A structure built in accordance with SNiP and according to the design must last the entire period specified in the design specifications. At the calculation stage, load-bearing structures (foundation, walls, ceilings) are calculated based on the service life of the entire object.

To facilitate planning of current and major repairs, setting depreciation periods, building codes and regulations provide for:

• six groups of housing capital,
• nine groups of public buildings,
• four groups of industrial buildings.

Proper operating conditions and timely repairs can increase the actual durability of buildings. Not so with the standard deadline. Despite the fact that new materials and technologies are appearing, modern buildings are planned for a shorter period of operation.

You may also be interested in: Which floor is better to live on?

Standards

The estimated service life of construction projects depends on the material of the structures and many factors associated with wear. Taking into account the main characteristics of materials and influencing factors, standard service life has been developed.

For public facilities, a broader breakdown into groups is provided.

Shelf life

Currently, there are buildings of different years of construction. They were built using outdated technologies and materials that are not used today. To streamline the structures, they divided them into types and established average shelf life.

Service life of elements of engineering equipment and structures in residential buildings

Wear

Gradually, the deterioration of structures in the aggregate exceeds the permissible limits for safe operation. When wear exceeds 75-80%, the condition of the objects is considered unsuitable for use.

In addition to the physical irreversible processes of destruction of structural strength, there is moral obsolescence, which occurs when objects lose their functional purpose, and the inconsistency of architectural and planning solutions in relation to modern requirements and demands.

Physical

Material or technical wear and tear is called physical. It implies the loss of properties of materials under the influence of external and internal factors.

The relationship between the degree of physical wear and tear and the condition of structures or the entire object:

The accuracy of wear determination varies in the range from 1 to 5 percent, depending on the approach and instruments used.

A common method is to determine the amount of wear and tear as the arithmetic average for each component, weighted by its share in the total replacement cost of the object. The wear of individual parts of the entire structure is determined using special tables.

Moral

The most common example of obsolescence is when a building no longer meets the parameters and requirements of modern society, its functional purpose, and architectural and planning solutions no longer meet new social demands.

Indicators of obsolescence include:

• planning flaws,
• strength, heat-insulating, sound-absorbing and hydrophobic properties of the materials used, which are far behind modern ones,
• engineering equipment is missing or of unsatisfactory quality.

Obsolescence is measured using technical, economic and sociological methods. The first develops a system of indicators based on a generalization of the unit cost of structural elements and equipment as a percentage of the replacement cost. The obtained values ​​must be constantly adjusted.

Sociological assessment is based on analysis of the real estate market and is widely used in real estate activities.

An example of a worn-out residential building is panel buildings, called Khrushchev buildings, with tiny kitchens, low ceilings, and combined bathrooms. The relatively short service life of a panel house is also a kind of obsolescence factor.

Residual wear coefficient

Housing stock with wear and tear of 70 to 75% is considered completely worn out and unsuitable for further use. For transitions between different categories of indicators, a residual wear coefficient of 1.4 , calculated by the formula:

100 / 72.5 (average value from 70-75) = 1.4

Depreciation (economic indicators of wear and tear) is determined by multiplying the coefficient of residual wear and tear by physical wear and tear according to inventory data. The remaining service life of the housing stock is calculated as the difference between 100% and the residual depreciation coefficient multiplied by the actual depreciation rate divided by the annual depreciation rate.

Operating time of residential apartment buildings of various types of buildings

Residential buildings are allowed to operate from 50 to 150 years, depending on the type of structure.

Panel houses

• Khrushchevka. Their shelf life is the shortest. These houses are designed for no more than 50 years of operation.
• Block. Their lifespan is also no more than 50 years, if proper maintenance and timely restoration of its components were used.
• Modern panel MKD. They can last 120 years. But they do not show strong differences from the main parameters of their predecessors.

Brick, monolithic Khrushchev buildings

Attention. Brick five-story buildings or monolithic buildings (Khrushchev buildings) can last up to 100 years.

However, today most of these buildings must be demolished within 40 years.

By type of structure

To satisfy their material and cultural needs, people build a variety of structures, divided according to a number of distinctive features.

According to the geometric parameters of construction projects, they are distinguished:

• volumetric,
• playgrounds (sports grounds),
• linear (roads, pipelines, power lines).

Read also: Power transmission line security zone: what you need to know before buying a plot

Structures located above or below the surface of the earth are called above-ground or underground, respectively.

Buildings are classified according to the number of floors:

• one-story,
• low-rise (up to 3 inclusive),
• multi-storey (from 4 to 9),
• high number of storeys (from 10 to 20),
• high-rise (more than 20 floors),
• mixed number of storeys.

According to the purpose of the building - residential, public and industrial.

Public

Capital objects intended to meet the socio-cultural needs of a person or to perform administrative functions are called public.

The following objects are considered public:

• educational institutions,
• kindergartens,
• trade and catering,
• healthcare,
• recreation for children and adults,
• sports,
• culture,
• administrative.

Industrial

Industrial buildings are widely classified according to their purpose.

Industrial facilities include:

• production,
• auxiliary production,
• energy,
• transport,
• warehouse,
• sanitary,
• auxiliary and general production.

The MA represents the interests of the owners in the fulfillment of their obligations

In case No. A40-217303/2016 about the bankruptcy of a developer, an organization that in 2015 began managing one of the apartment buildings in Moscow built by the bankrupt company went to court.

When accepting the MKD for management, the management office discovered numerous violations during construction and significant deficiencies that led to a deterioration in the quality of the object. Residents of the house sent complaints to the developer demanding that the identified deficiencies be eliminated, but he did not respond to them. In this regard, the management company applied to the court to include its claim in the amount of 57.5 million rubles in the register of creditors’ claims against the bankrupt company.

The court of first instance ordered a construction and technical examination of the house. Experts found that the quality of the construction work performed does not meet the requirements of technical and urban planning regulations and design documentation:

• on the ventilated facade there is no tightness of the junction of the facade elements due to the destruction or absence of rubber sealing gaskets;
• the work on thermal insulation of the facade was disrupted due to the lack of continuity of the thermal insulation layer;
• there is no thermal insulation layer and tightness of the joints of the ventilation system elements;
• there is no potential equalization system for cold water and hot water systems;
• pipelines of cold water and hot water systems are clogged;
• The waterproofing of the underground floors of the building is damaged.

The court of first instance, followed by the appellate and cassation court, recognized the claims of the MA as justified, since the claims by the construction participants against the developer about the presence of defects in the work performed were stated within the warranty period.

The courts calculated the period from the moment the residential building was put into operation. At the same time, the validity of the claims against the company was confirmed by the results of the examination, which estimated the cost of eliminating the deficiencies at 57.5 million rubles.

The courts recognized the requirements of the MA as legitimate and rejected objections that it lacked the authority to act in the interests of apartment owners. According to clause 3.1.30 of the management agreement, the company must represent the interests of the owners, and it does this as part of the fulfillment of its obligations. Moreover, if the shortcomings are not eliminated, it will be the MA that will have to carry out repairs to the house at its own expense. Therefore, 57.5 million rubles were included in the register of creditors’ claims against the developer.

What to do when changing the developer during the construction of an apartment building
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Condition assessment

A technical condition inspection is carried out to assess the quality and reliability of the object as a whole, its elements and components. As a result, indicators are determined that take into account changes during operation, on the basis of which calculations for repairs are made.

When conducting an assessment according to technical safety regulations, sufficient and reliable information about full or limited performance can be obtained. Based on the data, the next major overhaul is predicted or planned.

Valuation of structures and buildings

Rules for assessing the physical deterioration of residential buildings VSN 53-86(r)

Group and type of buildings. Brief description of the building.

Classification of residential buildings depending on the material of walls and ceilings

Classification of public buildings depending on the material of walls and ceilings

https://www.math.rsu.ru/build/base/doc/69.ru.txt

Actual (average) service life.

Average service life of structural elements of large-panel buildings

https://www.math.rsu.ru/build/base/doc/5.ru.txt

Deterioration of buildings.

Physical deterioration of buildings. Assessment of the condition of the building.

The criterion for assessing the technical condition of the building as a whole and its structural elements and engineering equipment is physical wear and tear. During many years of operation, structural elements and engineering equipment constantly wear out under the influence of physical, mechanical and chemical factors; Their mechanical and operational qualities decrease, and various malfunctions appear. All this leads to a loss of their original value. Physical wear and tear is the partial or complete loss of building elements of their original technical and operational qualities. Many factors influence the time it takes for a building to reach the maximum permissible physical wear and tear, at which further operation of the building is practically impossible. The maximum physical wear and tear of a building according to the “Regulations on the procedure for resolving issues regarding the demolition of residential buildings during the reconstruction and development of cities,” approved by the USSR State Construction Committee, is 70%. Such buildings are subject to demolition due to dilapidation. The main factors influencing the time it takes for a building to reach the maximum permissible physical wear and tear are: the quality of the building materials used; frequency and quality of repair work; quality of technical operation; quality of design solutions during major repairs; period of non-use of the building; population density.

Assessment of the condition of the building depending on general physical wear and tear

Predicted physical wear and tear of the building, %

For the 1st decade: If1 = If.trans. + (I'f1 / 10) * t1; For the 2nd decade: If2 = If.per. + If1 + ( I'f2 / 10 ) * t2 ; where: If1, If2 - physical wear and tear for a given year; If.trans. — physical wear and tear for the year of revaluation of fixed assets; I'f1, I'f2 - increase in physical wear and tear for the 1st and 2nd decades, respectively; t1, t2 — period after the last revaluation of fixed assets, years.

Increase in physical wear and tear of stone buildings over the next two decades after the revaluation of fixed assets, %

https://www.math.rsu.ru/build/base/doc/61.ru.txt

Obsolescence of buildings.

Depreciation of the housing stock also occurs due to obsolescence. Two forms of obsolescence of means of labor have been established. The first is to reduce labor costs and reduce the cost of production as scientific and technological progress develops. The second form of obsolescence is that as science and technology develop, new designs of machinery and equipment are created that provide higher labor productivity. Obsolescence of the old housing stock is the depreciation of a residential building as a result of a decrease in the cost of socially necessary labor for the construction in modern conditions of a residential building, similar in space-planning solutions and internal amenities to previously built houses as a result of increased labor productivity and the discrepancy between space-planning and engineering - design solutions that do not provide a modern level of living comfort compared to new construction. This means the following disadvantages: lack of hot water supply, garbage chute, telephone connection and elevators (if the entrance to the apartment is on the top floor above the level of the sidewalk or blind area 14 m or more); wooden floors and partitions; lack of bathrooms; the layout of the apartments is regular, but inconvenient for family occupancy; the average area of ​​apartments in the building is more than 45 m2; the layout is irregular, chaotic, multi-room apartments, in some places there is a mismatch of bathrooms on the floors.

Technical and economic assessment of the second form of obsolescence of residential buildings

Developed by MoszhilNIIproekt

https://www.math.rsu.ru/build/base/doc/68.ru.txt

Residual wear coefficient.

Since a housing stock with 70-75% (on average 72.5%) of physical wear and tear is considered completely worn out (and, therefore, has no use value), to convert physical wear and tear into economic indicators and vice versa, it is necessary to use the coefficient: 100 / 72.5 = 1.4, those. Ie = 1.4 * If, where Ie are economic indicators of wear and tear (depreciation); If - physical wear and tear according to BTI data; The residual service life of the housing stock is determined: T rest. = (100 - 1.4 * If) / j ; where: j is the annual depreciation rate;

https://www.math.rsu.ru/build/base/doc/8.ru.txt

Design features. Deterioration of buildings. Reconstruction optimization. Design features of residential buildings.

Design features of old residential buildings.

Residential buildings of old construction with high-strength walls and foundations with a standard service life of 150 years have long-span wooden floors on wooden or steel beams, prone to excessive deflections. The span between the walls reaches 12 - 13 meters. In most buildings, the unloading factor for floor beams is solid wooden partitions made of boards 60 - 80 mm thick, reinforced in the grooves of the upper and lower horizontal strapping beams. The strapping beams are attached to the walls with steel ruffs. The total thickness of the plank load-bearing partitions is 140 - 160 mm. Unlike self-supporting ones, unloading partitions are placed strictly vertically on the floors. Long-length ship timber was used for the floors. The filling between the beams was made of plates with a cross-section of half the diameter of 180 - 220 mm. A clay lubricant 20 mm thick was placed on top of the knurling; the role of sound insulation was performed by construction waste 80 - 120 mm thick. Logs were laid along the beams at intervals of 700 - 800 mm and floors were laid. The flights of stairs of the main staircases were made of natural stone on metal stringers; the flights of auxiliary (black) staircases in most cases had “winder” steps. The absence of intermediate supports between the outer walls led to the construction of a hanging rafter system, consisting of rafter legs resting on the outer walls, a central hanging rack and a tie. Sometimes, instead of scarce long timber, rolled metal with steel or cast iron columns was used. The span of steel beams reached 7 - 8 m. Steel beams and purlins were used, both single-span and multi-span. In brick walls, the supporting part of the steel floor beams was carefully anchored (anchoring ensured a reliable connection between the building walls and the floor disk). The use of basic structural elements with different standard service lives requires that during major repairs their features be taken into account in order to eliminate unnecessary costs or repair cycles (for example, over the full life of buildings with brick walls and wooden floors, it is theoretically necessary to change the floors twice or carry out a reconstruction that ensures equal maximum possible duration of operation of the building after reconstruction). Post-revolutionary houses are characterized by the use of less durable structural elements: lightweight brickwork with warm slag mortar, cinder blocks with low strength characteristics, etc. (service life 100 - 125 years). The peculiarity of the reconstruction of these buildings is to increase the reliability of the main structural elements and the “comfort” of the renovated buildings (exclusion of communal apartments, connection of services, etc.).

https://www.math.rsu.ru/build/base/doc/153.ru.txt

Service life of elements of engineering equipment and structures in residential buildings

Note. The basis for establishing these deadlines is the departmental building standards VSN58-88(r), Regulations on the organization and implementation of reconstruction, repair and maintenance of buildings, communal and socio-cultural facilities. Effective from July 1, 1989.

Post Note

Unfortunately, it was not possible to accurately determine the source of most of the data presented. However, the data are published because they can serve as a good guide for evaluators to support their own assessments. There is information that data on service life is given in the book: “Fundamentals of pricing in construction and standards for the operation of buildings and structures,” a training manual for the advanced training course for professional real estate appraisers. – St. Petersburg: First Institute of Independent Assessment and Audit, 1997, p. 42.

Perhaps the MosZhilNIIproekt organization is involved in this information.

Service life of structural elements and engineering equipment x

Standard indicators for calculating operating costs for residential and public buildings

Table 1

________ x Methodological recommendations for the technical and economic assessment of sanitary systems (heating and ventilation) of buildings TsNIIEP engineer. equipment M., 85

Service life of equipment and elements of sanitary systems (heating and ventilation) of buildings x

table 2

___________

x Methodological recommendations for the technical and economic assessment of sanitary systems (heating and ventilation) of buildings TsNIIEP engineer. equipment M., 85

If you have more precise information about the sources of information, please let me know.

Zakhar Viktorovich , a participant in discussions on the website www.appraiser.ru from Voskresensk .

The file was collected by Vasily Grigorievich Misovets .

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• Valuation of intellectual property objects: intellectual property valuation.
• How to evaluate a car: online car valuation.
• Appraisal company Moscow: estimated value.
• Assessing the market value of a building in rural areas: valuation of an industrial building.

Procedure

Work to inspect the condition of construction projects is a complex multi-level study.

The procedure is performed in stages:

1. Familiarization with the object and drawing up a work plan.
2. Preliminary inspection of building elements.
3. A thorough technical study establishing the physical and technical characteristics of the structure.
4. Determination of parameters of strength, stiffness and cracking resistance.
5. Assessment of the technical condition and operating conditions of the facility based on the results obtained.
6. Initial identification of dangerous defects, damage and deformation of elements that are in emergency condition, and development of localizing measures.
7. Determining a safe method of access to the object being repaired.
8. Development of measures to ensure operational requirements for the building.

The scope of survey work is determined in the customer’s technical specifications.

In accordance with the terms of reference for the study, various methods are used:

• acoustic,
• radiometric,
• magnetometric,
• vibrating.

I group capital of residential buildings

Houses of the first capital class meet the highest quality standards. The maximum service life is achieved thanks to a durable structure, mainly consisting of a monolithic foundation, walls and ceilings. The main building material of the base is concrete, stone. The walls can be made of block, stone or brick masonry. The floors are made of reinforced concrete. The fire resistance of such objects is maximum. An example is multi-storey monolithic buildings, which predominantly comprise any urban architecture.

Changing the operating period

For depreciable non-current assets, the legislation provides for the possibility of adjusting the service life for the purpose of calculating depreciation. Adjustments are allowed in the following situations:

• carrying out asset modernization;
• the facility was reconstructed;
• technical re-equipment was carried out;
• completion of real estate objects.

The consequence of one of these actions is to extend the service life of the asset by improving its characteristics and updating worn-out elements. The new deadline is set taking into account a number of conditions:

• the fact of improvement of the object has a documentary justification;
• membership in the previously selected depreciation group has not changed;
• The updated operating life value is within the legally approved range for the specific asset category.

REMEMBER! Transferring a fixed asset after transformation to another depreciation group is impossible even in cases where the production purpose of the object has changed (Letter of the Ministry of Finance dated October 3, 2013 No. 03-03-06/1/40974).

In accounting, the procedure for changing the time of intended use of a fixed asset is carried out without reference to depreciation groups. The main criteria are the estimated cost, expected benefits and the degree of wear and tear of the equipment. It is possible to make an adjustment to the operating period in accounting only if such an operation is included among those permitted in the accounting policy.

On a note

Here are the main points that management organizations need to consider before filing a lawsuit against a developer:

1. The management company must represent the interests of the owners of apartment buildings in the courts to fulfill its obligations.
2. In order for the courts to recognize the legality of the MA’s demands on the developer, it needs to carry out an examination that will assess the cost of eliminating the deficiencies.
3. Claims against the developer are filed during the warranty period. The main task for the MA and the courts is to install it correctly.
4. The warranty period for a shared construction project is five years, for technological and engineering equipment – ​​three years.
5. The guarantee period is calculated from the moment of transfer to the participant in shared construction of the object that was the subject of the contract.
6. For technological and engineering equipment, the warranty period is calculated from the date of signing the first document on the transfer of a shared construction project.
7. For other common property that is in common shared ownership, the warranty period begins from the date of signing the first document on the transfer of the shared construction project and is five years.