ELAZIG GUNISIGI NEWSPAPER - November 2010
BUILDING WEAR AND TEAR RATES
When designing buildings, the calculation coefficients are determined based on their intended use. These coefficients also take into account the service (usage) lifespan of the buildings. For a building to serve safely until its expected lifespan, its design must comply with the relevant standards and regulations, and it must be constructed accordingly.
Let’s assume that the designs and construction of our buildings are appropriate. Like humans, buildings also have a lifespan, but unlike human lifespan, the lifespan of a building can be predicted.
Buildings can be classified according to their usage type: residential, commercial, and specialized buildings. Additionally, they can be classified based on their structural system type: reinforced concrete frame, steel frame, masonry, half-masonry, adobe, and wooden buildings. In our country and in our province, the majority of the building stock consists of residential buildings with reinforced concrete frames and masonry load-bearing systems.
The cost of a building is calculated by multiplying the external area of the building by the square meter construction cost. This value can be approximately calculated by using the unit costs provided by the Ministry of Public Works and Settlement.
By utilizing the depreciation values of the building, the decrease in its value and lifespan can also be estimated. The most important depreciation rates that should be known are listed below:
Reinforced Concrete Frame Building (Age: 16-20 years)
Depreciation Rate: 20%
Reinforced Concrete Frame Building (Age: 41-50 years)
Depreciation Rate: 40%
Masonry Building (Age: 16-20 years)
Depreciation Rate: 25%
Masonry Building (Age: 41-50 years)
Depreciation Rate: 50%
Adobe Building (Age: 16-20 years)
Depreciation Rate: 45%
Adobe Building (Age: 41-50 years)
Depreciation Rate: 75%
The scenes of collapsed buildings and debris after major earthquakes in our country, along with related reports, have highlighted the inadequacy of our building stock in terms of earthquake resistance. The most significant reasons for this are improper designs, construction that does not adhere to the original plans, and subsequent alterations to the load-bearing systems of the buildings.
If a properly designed and constructed building depreciates by 40% in 40 years, should we not also consider the depreciation rates of buildings that have numerous deficiencies? Don’t you think that adobe and other simple buildings in rural areas have already reached the end of their service life? A significant portion of our building stock, both in our country and in our province, is 40 years old or older.
The depreciation rates mentioned above are not our own determined rates. They are taken from the table showing the depreciation rates published in the Official Gazette dated 2.12.1982, number 17886.
We don’t have to wait for cities and rural settlements to be destroyed by an earthquake to renew them. Unfortunately, we have all seen in the media that many buildings have collapsed even without an earthquake. It is not too late to prevent these tragic events.
Especially in city planning, improving existing settlements rather than creating new ones will be a much more visionary effort.
On the occasion of November 24th, Teacher’s Day, I extend my warmest wishes to all our teachers on this special day.