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Adolescence Stage (17-29 years)

The five lifecycle stages of buildings can be identified as follows:

The third life stage of a building is represented by a dramatic shift in the number of challenges that face the owners. During the earlier life stages, the owners were able to respond to problems as they arose from time-to-time. 

The 3rd life stage requires owners to be even more vigilant and to take additional care to be proactive in the management of the assets. The significant increase in the number of asset renewal projects at this life stage is not necessarily indicative of problems with the building but rather necessitated by the age of the assets, many of which will now be nearing the end of their design service lives.


Maintenance, Repairs and Renewals

This stage in the building’s lifecycle is characterized by following:

  • Maintenance.  Maintenance continues to be focused on all critical assets such as sump pumps, elevators, fire alarm systems and roofs. In addition, particular attention must be paid to exterior sealants and the various service penetrations through the walls and roofs.
  • Repairs.   This is the stage at which different types of obsolescence start to occur.  For example, some assets, particularly electronic components, may be prone to technological obsolescence and are no longer manufactured, making it difficult to find replacement parts.  The different forms of obsolescence and how to address them are discussed here.
  • Renewals.  Many assets are designed with a 20-25 year useful service life and are therefore considered to be mid-life assets. This is one of the primary reasons why reserve fund studies include a 30-year planning horizon (ie., the window into the future). This enables the owners to anticipate and prepare for the majority of the asset replacement projects. The ability of owners to fund these capital expenditures can have a significant impact on the future lifespan of the building. Project planning in this life phase is generally front-end loaded.

Listed below is a summary of the types of renewal projects for medium-life assets that may occur during the third stage in the lifecycle of a building.

  • Re-Roofing.  Many flat (low slope) roofs, and some pitched roofs, have a useful service life of approximately 20-25 years. Even the best roofs, with good maintenance, will still need to be replaced during this lifecycle stage.
  • Elevator Control Modernization.  Elevator systems generally require modernization of the control equipment after about 20 years.
  • Heating Boilers.  Many boilers are designed with an approximate 20-year In some cases, a few of the projects that would typically occur in lifecycle stage 3 may be delayed until the 4th lifecycle stage. However, the ability to achieve the full service life from the assets will depend on the quality of the maintenance that the owners have performed during the first 30 years of the building’s life service life and it is not uncommon for owners to replace the boilers at this stage in the life of the building.
  • Plumbing Distribution Systems.  Many building with copper plumbing distribution pipes have undergone re-piping or relining projects. Some strata corporations have installed acid neutralization (water filtration) systems to mitigate the deterioration of the copper pipes.

Some additional projects during this stage include: 

  • Replacement of exterior sealant
  • Replacement of failed sealed glazing units (IGUs)
  • Overhaul of sump pumps. 

We have included some reference photographs of these types of assets.

In some cases, a few of the projects that would typically occur in lifecycle stage 3 may be delayed until the 4th lifecycle stage. However, the ability to achieve the full service life from the assets will depend on the quality of the maintenance that the owners have performed during the first 30 years of the building’s life.



Attributes
Buildings in the adolescence lifecycle stage tend to have the following attributes

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Fig. Life stages of a typical residential building


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Fig. Life stages of non-residential buildings, with functional obsolescence (shown in yellow).


A funding scenario in which special assessments occur during the latter half of the strategic window.
Fig. A funding scenario in which special assessments occur during the latter half of the strategic window (ie., negative skewness). This is characteristic of buildings in the childhood life stage and adolescent life stage l.


Our cartoon character ("I. Care") is debating whether we can reach life or extend life of facilities
Fig. Our cartoon character ("I. Care") is debating whether we can only "reach" life or, in some cases, "extend" the service life of assets and facilities.



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Fig. Roof Membrane Renewal    Fig. Domestic Repiping  

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Fig. Heating Boilers                   Fig. Control Modernization





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