Texas Higher Education System Generic Building Componentization Guidelines

Definitions

1. Building: a structure that is permanently attached to the land, has roof, is partially or completely enclosed by walls and is not intended to be transportable or movable.
2. Componentization: separating a building into its major elements of construction. The components as defined in SB 482 are:
   1. Building shell: the exterior walls, excavation within the building footprint, foundation, floors, roof structural system and decking of a building. The walls consist of the wall layers starting with the exterior building skin and ending at the inner thermal layer. The suggested useful life of a building shell is 30 years.
   2. Elevator system: comprised of the elevator and escalator conveyance systems including controls. The recommended useful life of this system is 20 years.
   3. Fire protection system: comprised of the piping, sprinkler heads and controls (Circuitry for fire detection, alarms, and warning devices are included in ‘Electrical’.). The recommended useful life of this system is 20 years.
   4. Fixed equipment assets: is any equipment other than equipment comprised of the HVAC system, electrical system, fire protection system, plumbing system or elevator system that is installed and permanently attached to some part of the building’s structure. Examples include built-in lab equipment and fume hoods. Ducting for built-in lab equipment and fume hoods will normally be included in ‘HVAC’. The recommended useful life is 20 years.
   5. Plumbing system: all piping, drains, fixtures, and associated equipment within the perimeter of the building used for moving domestic water, other fluid gases, compressed air or sewage. The recommended useful life of this system is 20 years.
   6. Electrical and lighting system: all telecommunication and alarm wiring, lighting fixtures, electrical conduit, wire, cables, circuits, switches, and controls within the perimeter of the building that provide power for all electrical apparatuses and lighting instruments. The recommended useful life of this system is 20 years.
   7. Floor Coverings: includes carpet, ceramic tile, stone, terrazzo, vinyl tile, wood, laminate and linoleum floor coverings, and other types of floor coverings and all padding and barrier sheeting installed above the concrete slab or wooden deck. The recommended useful life of ceramic tile, stone and terrazzo is 30 years. All other floor types should have a useful life of 15 years.
   8. Heating, ventilation and cooling system (HVAC): includes the chillers, condensers, exhaust fans and coil units, heating strips, chilled/heating water supply and return piping, air ducts, registers, climate control panels and all circuitry connected to the power supply panel. The recommended useful life of this system is 15 years.
   9. Interior finish: all walls, partitions, ceilings and millwork that are inside the building shell walls. This will include, but not limited to, all framework, interior doors, interior windows, sheet rock, paneling, paint and any other wall and ceiling coverings. The recommended useful life is 15 years.
   10. Miscellaneous construction features: any building component that does not fit into one of the other ten categories. The recommended useful life is 15 years. The useful life of this feature may be modified based on the cost elements included. For example, indoor swimming pools, spas, wave pool/tank will be reported here. The example table for a Generic Building in the following “Guidelines” section uses a 20-year life cycle rather than the recommended useful life of 15 years.
   11. Roof Covering: include the covering material used to establish the water barrier on the building’s roof deck. The roof covering starts with the first membrane above the roof decking material including the urethane layer, coating, shingles, films, metal panels, clay tiles and all material installed above the roof deck. The recommended useful life of clay tile is 30 years. The recommended useful life of a metal panel roof is 20 years and a urethane roof or shingle roof is 15 years. The recommended useful life of all other roof types is 10 years.
3. Depreciation: allocation of the cost of the asset over its estimated useful life.