The effective age of a building is its age in years as compared with other buildings performing like functions. It is the actual age less any years that have been taken off by face-lifting, structural reconstruction, removal of functional inadequacies, etc.
Use the following steps to determine the effective age of a building:
Typical Life: Determine the building's typical life, based on its occupancy and quality, using the "Typical Lives" table contained in the occupancy's help.
Remaining Useful Life: Estimate the building's remaining useful life, based on an evaluation its condition, construction quality, actual age and any renovations or repairs that have been made.
Typical Life: Subtract the remaining useful life from the typical building life to obtain the effective age.
Example: For a good quality, Class C office building built 30 years ago, the following renovations and repairs have been completed:
The electrical system was replaced 10 years ago.
The heating plant was replaced 4 years ago.
The roof was repaired 8 years ago.
The interior was completely renovated 10 years ago, with new floor covering, wall finish and plumbing fixtures.
Based on the office building's current condition and a subjective evaluation of the effect of these changes, you estimate that the remaining useful life is now 45 years. The Typical Lives table in the help for occupancy 344 (Office Building) is:
|
|
|
|
|
|
Class |
|
|
|
|
|
Quality |
A |
B |
C |
D |
H |
M |
P |
S |
W |
|
Low |
50 |
50 |
45 |
40 |
-- |
-- |
40 |
40 |
-- |
|
Average |
55 |
55 |
50 |
45 |
-- |
-- |
45 |
45 |
-- |
|
Good |
60 |
60 |
55 |
50 |
-- |
-- |
50 |
50 |
-- |
|
Excellent |
60 |
60 |
55 |
50 |
-- |
-- |
50 |
50 |
-- |
From this table, the typical life is 55 years. Therefore, the effective age is:
|
Typical Building Life |
55 years |
|
Minus: Remaining Useful Life |
-45 years |
|
Effective Age |
10 years |
The entry of Effective Age is optional. When you enter it, Commercial Estimator automatically calculates the amount of normal physical and functional depreciation. This calculation uses the depreciation schedule in the Marshall Valuation Service or Commercial Cost Explorer based on the occupancy, class and quality in addition to effective age. You can override the automatic calculation by making an entry for combined physical & functional depreciation, or for physical and/or functional depreciation separately.