A building is considered old when it starts losing its structural strength, outer sheen and having worn-out fittings. The life span of a conventionally constructed building ranges from 50 to 100 years, depending on the preservation techniques employed by the owner and the way the building is utilized.
Notably, various components of a building have different life spans. For instance, kitchens, bathrooms, paintwork and floor finishing usually last for between 10 to 15 years; pipes, windows and flat roofs last for 30 years and the basic structure (actual shell) last for between 70 to 100 years.
As a building ages its demand for maintenance increases. This is illustrated using the following four-phase building life-cycle:
| Life-cycle Phase | Features |
| Year 1-15 | Standard operating and maintenance budgets are typically adequate to operate the building. |
| Year 16 -30 | Standard operating and maintenance budgets may not be adequate to addressthe major refurbishment or replacement of deteriorating fittings and finishing building elements that have deteriorated. |
| Year 31- 50 | Many of the buildings’ major components will require replacement. In additional to standard operating and maintenance budgets, significant capital improvements may be required to extend the life of the building. |
| 50 plus | There is no longer a single baseline and the facility managers are tasked with ongoing rehabilitation or refurbishment projects. Decisions will arise as to the relative merits of continued reinvestment or redevelopment. |
Facilities Managers tasked with operating old buildings need to carry out building condition assessment at regular intervals and offer advisory to building owners. The building condition assessment is instrumental in budgeting for maintenance and general operation of a building.
For old buildings, managing both tenant comfort and equipment reliability while concurrently minimizing operating expenses is a delicate balance that requires an experienced Facilities Manager. One who can spend most of their time preventing catastrophes, saving money, fulfilling tenant requests and ensuring smooth operation of entire portfolio.
One of the challenges associated with old buildings is shortage of adequate data for decision making. Apparently, if you can’t measure it you can’t manage it. A Facilities Manager therefore has to prioritize data mining and embrace technology in keeping and analyzing the data. Other measures that can improve a life span of a property include:
- Regular cleaning and proper waste management.
- Regular fumigation to prevent damage of wooden materials by termites and other pests.
- Prepare property well to fight the weather conditions.
- Use sustainable materials. Locally manufactured materials are suitable since they are designed keeping in mind the local conditions.
In summary, the cost of running an old building is higher than that of a relatively new building. To avoid misunderstanding between a Building Owner and Facilities Manager, it is important to set a realistic bottom line for operating expense ratio (OER). Regular building condition assessment is necessary since it offers a justification for approval of any capital expenditure. You can contact Depriss IFM for your facilities management needs.
E: info@deprissgrp.co.ke W: www.deprissgrp.co.ke T: +254 711 207 777
