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To understand the types and effect of obsolescence on buildings; To highlight the various measures that could prolong the life of buildings.
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Obsolescence in Buildings
The nature of obsolescence in buildings is characterized by a decline in utility, usefulness, occupancy rates, income and value as a result of changing circumstances.
Usually, the age of the building is not the main cause of obsolescence.
Building obsolescence is essentially caused by: - Economic changes; - Demographic changes; - Technological changes.
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Physical Obsolescence
Physical obsolescence is characterized by the wear and tear of the physical fabric and structure. The rate of physical depreciation varies depending on the type of materials, quality of workmanship, climate, amount of maintenance, vandalism, etc. Building components such as the faade, finishes, structural frame, etc have different life spans. Physical obsolescence could be remedied by maintenance, retrofitting and refurbishment but sometimes it may not be economically beneficial to do so.
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Functional Obsolescence
Functional obsolescence occurs when the building becomes less or not suitable for the use for which it was designed. This could be due to a high deficiency in the building design but normally functional obsolescence is brought about or aggravated by changes in taste and fashion. Functional obsolescence could be remedied by adaptation of the building in terms of physical structure and layout (e.g. air-conditioning) as well as a change of use.
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Economic Obsolescence
Economic obsolescence is characterized by a loss in revenue and value of the building. It could be brought about by declining population, competition, changes in consumer tastes and preferences, technological advancement, etc. It may not be permanent and can be obliterated when positive changes occur and demand increases again. A change or conversion of use of the building may be a remedy for economic obsolescence.
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Functional life depends on: - Forward planning, e.g. expansion/extension; - Building design and layout should be flexible. Economic life depends on: - Management strategies and maintenance standards; - Homogeneity of uses with no disharmonious uses; - Tenant mix and selection.
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