A Study of Building Obsolescence in Standard Design

A Study of Building Obsolescence in Standard developAbstractOnce the mental synthesis is old ca aim by the defect of varying physiologic declivity an aging of divers(a) component and create of various age.The primary objective of this dissertation is to find stunned emotional state cycle of create element and obsolescence and the do for the twist obsolescence. The exposition and assortediation between obsolescence and depreciation, as tumefy as explanation for all different geeks of obsolescence argon beingness identified on the first stage of the dissertation. A survey is then conducted, few case studies ar being conducted to collect training from double storey terrace housing tenants in order to achieve the targeted objective. During the survey, about operoseies are being encountered, such(prenominal) as conviction constraint and restrict of the obsolescence building have been over cycle manner 30 age olds.The findings of the dissertation show that part of the hypothesis, which was set at the early stage is wrong. non all types of obsolescence lead cause depreciation of renting in office building. Legal obsolescence forget not cause the variety building and effect the service flavour of the building. At the end of the dissertation, recommendation entrust be made base on the seek by egress this dissertation.It should be noted that the results from this survey are not entirely reliable. However, it is hope that it puke be a guideline to those who wish to cable carry discover comprehensive or further research on building obsolescence.A STUDY OF building OBSOLESCENCE IN regulation DESIGN TERRACE HOUSES IN PERAKCh intelligenter 11.1 INTRODUCTIONThis chapter is the introduction of the dissertation. It volition define the oscillo backcloth of the subscribe. Aim and objectives of the research leave alone be listed to give a clear agreement on the target of this dissertation. Besides, hypothesis is in like manner stat ed to tell the reader what are the key questions being examined.Scope of study will be deliberated in this chapter too. It is to discuss on the coverage of this research. Research methodological analysis will also be covered in this chapter to describe the method used to achieve the aim and objectives, as intumesce as the way used to produce this dissertation. Case study, interview and questionnaire will be the main methodology of this research.The last part of the chapter will be the research structure, where it shows the layout of the chapter of the dissertation.1.2 RATIONALEThe initial idea of this topic is substantial during my visit to my aunts work place. Renovation of her office building is carried out at that moment. The reason for the renovation work, which she told me, was to yield the building attractive(a) again, so that, the look of the building would not be out of date. therefore, it gave me an idea to do a research on building obsolescence.Discussion with my colle agues and supervisor was carried out to narrow down the scope of this topic. Besides, many reading and thinking were done to decide what emphasis of my research is to be. Finally, the narrowed topic was found.As I have found out, obsolescence has been a persistent problem affecting houses property in new-fashioned years. Due to the impact of obsolescence, many houses have been renewal and redeveloped after entirely 20 to 30 years feeling, long before reaching the end of their material life. Many houses in the future are in all probability to enjoy even shorter useful lives as a result of increased rates of obsolescence.Obsolescence occurs due to material handicap, wear and tear, technical climbs, changes in the sparing conditions users requirements, cast, startance, taste, legal, and companionable needs.Once the building is archaic cause by the defect of varying physical downslope an ageing of various component and building of various age. The research is undertaken to find out life cycle of building element and obsolescence and the effect for the building obsolescence. Hence, my research will discuss this issue in greater depth and goes on to consider different types of obsolescence.By doing so, I wish that the results from this research will help me to go out the defect of component of material cause the obsolescence building. such results may also help me in future to know on the prevent ways to dispense the obsolescence in building.1.3 AIM AND OBJECTIVEAimTo investigate varying physical alloy an ageing of various component and building of varies age.Objective1. To investigate the life cycle of building element and obsolescence.2. To investigate the effect for the building obsolescence.3. To explain strategy for avoiding and minimizing the obsolescence in building.1.4 PROBLEM STATEMENT distinct project types have in themselves different project life cycle, which in turn influence the life expectancy of their various component. Different el ements of building also have different stage obsolescence, Users or owners may change and have requirements different from those the element was initially intended to fulfill. Many of the technologies of modern facilities, as well as the activities they shelter and nutriment to minimizing obsolescence, have changed substantially in recent decades and are go along to change.1.5 SCOPE OF STUDYThe problem of obsolescence is but new so need find the board expertise and extensive experience to get the to a greater extent information for this dissertation. We should be concerned that in an age of rapidly changing technology our buildings are apt to be obsolete. These building might have been built 35 years ago so we will investigate varying physical admixture of ageing. These changes in technology are not only inevitable in the long term they are desirable because the new systems and services offer enhanced mathematical operation to the facilities, users and owners. However, in the short term, obsolescence behind be costly. Thoughtful forge and management can defer or avoid obsolescence and thereby improve efficiency as well as effectiveness of our facilities, and that is the ultimate aim of this dissertation.1.6 RESEARCH METHODOLOGYVarious research studies relating to building obsolescence in standard design houses in Perak had been carried out in many ways-Literature analyseCase Study and QuestionnairesInterview1.6.1 Literature reviewiterature research is very important to get the information in order to do the theoretical of this dissertation. edition courses such as books, magazines, reference, articles, newspapers, journals and publication are some of very useful sources to get the data compulsory for the dissertation. The sources can be reached by visiting the National Library, KTAR Library or bookshop in town. lucre advertising is very convenience to use especially for this dissertation, since it related to the internet itself and quite new. By record onto the internet, web spot of the internet advertising of the property developer can visited and can get more ideal way of books research sources. These normally gather from newspapers, journals and publications.Publication1. Revision Notes on Building Maintenance and Adaptation, Butterworth (1984), George.T.Hall.2. Depreciation, Obsolescence and Ageing, (1965), Cowan,P.3. The Fourth prop In building Strategies for Minimizing Obsolescence.(1993), Donald G. Iselin and Andrew C. Lemer.1.6.2 Case StudyThis stage will survey some standard design double storey houses located at Perak. Some houses was built in between the years seventies and 1990s. Some properties also included building extension for large families, adaptations for the disable, reorganization of space, re-roofing that was present in some of the properties. The renewal internal for these properties was therefore about 20 years. This is a typical time scale for houses and it think to the condition of properties, available funding, obsolescence, and the need to raise adequate houses in a community.A STUDY OF BUILDING OBSOLESCENCE IN STANDARD DESIGN TERRACE HOUSES IN PERAKChapter 22.1 INTRODUCTIONOver the past fractional of century, our country has been increasing the processes of ageing and obsolescence in building. An observation of buildings in any town will break in an array standards of physical ageing and condition. Many of the buildings are also being used for a conclude which they not original design that one form of obsolescence has affected them.Today, the demand for new building already diminished that many town have become derelict and need some form of urban regeneration. However, such of the regeneration is more likely from renewal and modernization through the development of greenfield sites.Many tralatitious structures have lower break awayure rates and cost less to maintain than some of the newer forms of the building. With the increasing level of affluence, standards in buildings, life styles demand to improve quality, space and other. This leads to both the desire for new building and to the renewal of actual structure.More of the renewal of the building is cause by the obsolescence building that failure the structure and the physical. There is considerable degree of confusion surrounding the definition of obsolescence. These two terms are usually without precision. A detail study on the definition of obsolescence is carried out in this chapter to fake a clear understanding on building obsolescence.There are two impacts of the obsolescence on a building named are curable obsolescence and incurable obsolescence. Reflection of them will be given separately in this chapter.Obsolescence itself can be divided into different categories. As this dissertation is undertaken to find out which types of obsolescence, it is necessary to understand the definition and differences of each type of obsolescence. Hence, the chapter will also go on to define di fferent types of obsolescence.Hopefully by doing this can declare oneself a guidance to differentiate each type of obsolescence and eliminate the misconception of different types of obsolescence.These changes are related to the uses of a building or certain spaces within the building are expected to serve (i.e., helpal) the cost of continuing to use an breathing building, subsystem, or component in comparison with the expense of substituting some option (economic) the efficiency and service accessible by the live storeed technology compared with new and improved alternatives (technological) or the enormous influence of changing hearty goals, political agendas, or changing lifestyles.2.2 DEFINITION OF ObsolescenceObsolescence is not depreciation. Both of them are two different terms. However, they are related.Depreciation is an accounting terms and have a formal definition of depreciation, drafted by the Accounting Standard Committee (1987), is Depreciation is the measure of the article of clothing out, consumption, or other decline in the useful economic life of a fixed asset whether arising from use, afflation of time or obsolescence through technological or market changes.This definition is comprehensive and clearly stated what is the depreciation. Besides, the reader can understand the differentiation between the depreciation and obsolescence. Base on this definition, reader can understand the depreciation is a loss in the existing use value of the property and it occurs as the result of the building worthy obsolete. This implies that obsolescence is the cause of the building and depreciation is the effect of the obsolescence.Obsolescence was defined differently by many studies in northwards America and the United Kingdom.In the United Kingdom, according to Baxter (1971) defined obsolescence as a decline in utility not directly related to physical usage or the passage of time. This definition is not quite correct because the author does not cons ider physical deterioration as part of obsolescence.In accounting work, obsolescence is separated from physical deterioration. However, based on the original definition given by the Oxford dictionary, obsolescence includes physical deterioration The word obsolete derives from the Latin obsoleo, which was in use from the middle of the sixteenth century with the avocation meaning, which is no longer practiced or used discarded worn out effaced through wearing down, atrophy, degeneration.The other shot that can cause confusion is whether the obsolescence is defined as a decline in the utility of the building as defined by Baxter (1971) or a loss of utility introduced by Flanagan et al. (1989). Both the definitions are correct because both decline and loss of utility are affecting the rental price of a building and therefore, shall be included in the definition.To clarify, obsolescence is the process of becoming antiquated, old fashioned, outmoded, or out-of-date. It describes a decli ne in utility that not result directly from physical usage, the action of the elements or the passage of time (Baum, 1991).According to Nutt et al (1976), the buildings can only truly be defined as obsolete when they have become completely useless with respect to all possible uses that they have been called upon to support. expediency the sense of use fullness, desirability or satisfaction is therefore central to the concept of obsolescence if something is not mat to be providing utility, it will be considered obsolete (Smith et al.1998). However, because there is no single measure of utility it is difficult to produce a rational, consistent and objective measure of obsolescence (Raftery, 1991). To overcome this problem, obsolescence in buildings is normally measured in terms of the real or nominal belittle in value (Salway, 1986).Obsolescence also related to decomposition of tangible and intangible things that all products have an irresistible tendency to become old, but the spe ed of ageing is different for different objects and circumstances.Obsolescence is much more difficult to control since concerned with the prediction of charges in fashion, technological development, innovation in the design and the use of buildings.Obsolescence occurs due to physical deterioration, wear and tear, technological advances, changes in the economic conditions and user requirement. The design, appearance, taste, legal, and friendly needs will also have an impact to the building.The impact of obsolescence on a building can be classified into curable obsolescence and incurable obsolescence. Curable obsolescence is one that can be control by the building owner through choice the construction materials, preserve high standards of concern and refurbishment. But, it can only manage to a certain extent. The factors into the curable obsolescence are includinga. Construction faultsb. Level of deteriorationc. Poor level and standard of servicesNormally, curable obsolescence can b e easily counteracted by pith of upkeep or repair.Incurable obsolescence being the results of inappropriate changes is less easily controlled by the building owner. The nearly that can be done is to incorporate flexibility into the design of a building to stool alterations and adaptations easier in the future. The treatment of incurable impact of obsolescence requires the introduction of new characteristic into a building, which may not be similar with the existing structure.2.3 CATEGORISATION OF BUILDING OBSOLESCENCEPrevious studies categorized obsolescence into physical obsolescence (Winfrey, 1931 Little 1964) functional and locational obsolescence (Cowan, 1965 Medhurst, 1969) environmental obsolescence (Medhurst, 1969) economic obsolescence (Seymour, 1982) aesthetical, legal, and social obsolescence (CALUS, 1986 Baum 1989).The above studies considered technological and functional obsolescence as one category. However, at ulterior stage, CALUS (1986), as well as Duffy and He nny (1988) pop the questioned that technological and functional obsolescence should be separately categorized because of the differences in the impact on buildings. Suggestions from them are correct. Technological obsolescence should be considered as one of the major causes of obsolescence because of its important. A building that is functionally obsolete has to be demolished to obtain a bankrupt return from the site. However, it does not necessarily apply to a building that is technologically obsolete. For example, a lift has become technologically obsolete, but it does not render the function of the building obsolete. Therefore, the building will still be retained but the lift might be replaced.Based on the above, obsolescence therefore, categorized asEconomic ObsolescenceFunctional ObsolescenceAesthetic ObsolescenceEnvironmental ObsolescenceLegal and social ObsolescenceTechnological ObsolescenceLocational ObsolescencePhysical Obsolescence.2.3.1Economic ObsolescenceEconomic obso lescence seems to control the durability of real estate, whether residential, commercial or industrial. CALUS (1986) suggested that a building might become economically obsolete following a change in the highest and best use for the domain of a function. This might result either from a change in the market condition or in preparation policies.Rand came out with another suggestion saying that besides changes in market condition and planning policies, a change in the national economy can also cause the land to think over and above the normal increase in cost.Compare both the suggestions CALUSs suggestion is poorer. He has drop national economy as one of the reason that causes economic obsolescence. National economy must be one of the concerns as it has great effect to the land value. Once there is a change in the national economy, the land value will be affected.According to Salway (1986), Economic Obsolescence is considered to be the result of a change in the highest and best use for the land. Such a change could be related to particular proposition site or more generally to the surrounding bailiwick.Economic obsolescence is a function of appreciation or else than depreciation a building becomes economically obsolete not as a result of the existing structure, but through enhancement of the development potential of the underlying land.The building value decreases over time due to obsolescence. The building can become obsolete if the land value exceeds the capital value of the building faster than its expected physical life. On this occasion, replacement of the existing building becomes economically attractive, as better return from the asset can be generated.For instance, the land value in a particular line of business drops due to relocation of the central business zone to another heavens. New development having advantage of cheaper land cost will be more competitive and attractive to the tenants and will cause the rental for the existing buildings to de cline.Economic obsolescence is incurable and difficult to predict due to lack of information on the future development and confidentiality of government policies.2.3.2Functional ObsolescenceFunctional obsolescence is a product of technological progress resulting either in change in the occupiers requirements or in the introduction of new building productsA building may be considered functionally obsolete due to its defective layout (e.g., inadequate floor to ceiling heights and close-spaced structural columns)A building may become functionally inefficient because its inflexibility to accommodate new information technology (e.g., no raised floor for distribution of cables).CALUS (1986) suggested that functional obsolescence is the loss of value of the subject facility resulting from a privation (other than physical deterioration) that impairs the subject when compared to a replacement facility. Functional obsolescence is mainly incurable, which can bowdlerise the economic life of a building (Rand, 1986).Baum (1991) considered Functional Obsolescence as the product of technological progress that causes changes in the occupies requirements, impinging on the layout and facilities and also felt that legal and social obsolescence should be regarded as sub-sets of Functional Obsolescence.2.3.3 Aesthetic ObsolescenceBuildings may retain unacceptable by occupiers if the appearance is outdated and incompatible with their corporate image. Either fashion in architectural style may have changed or, alternatively the building may simply look old and fail to satisfy an inspiration to be associated with up-to-date products. The improved appearance of a building could result in more satisfied employees and the higher standing of the firm and its services or products.CALUS (1986) suggested that fashion permeates all facets of life including architectural experience. Whatever the long-term view of posterity about a particular architectural style, it will invariably fall out o f favor in the medium term. The changes in fashion will provide an adverse reaction against styles, which characterized the immediately proceeding era.Architectural style cannot be defined precisely. It is best describe as a State of the Art of the building design, which is characterized by fashion, vogue, available technology, and personal taste. The introduction of a new architectural style can in some cases, cause buildings with an old design to appear old fashioned and less attractive to potential purchasers or lessees. Buildings with a distinctive design assembling are more likely to have lasting appeal and to be less affected by changes in architectural style.The effect of aesthetic obsolescence is greater in commercial buildings because the buildings with new architectural styles can fetch higher rental values. The decline in the revenue of old buildings requires the buildings to be refurbished to make them attractive and competitive again.2.3.4 Environmental ObsolescenceMed hurst (1969) suggested that environmental obsolescence of a whole neighborhood may occur when the conditions in a neighborhood render it increasingly unfit for its current use. Changes in the character of an area may make a building unsuitable for its original intended use. Environmental obsolescence will normally be of greater relevance to depreciation of land than to the depreciation of buildings.Environmental change such as high pollution, passage congestion and urban decay causes environmental obsolescence. For example, an office building may suddenly become obsolete when the adjacent site is used for industrial use. Disturbances from factory engines and air pollution will deter tenants from staying and the building revenue will start to decline.The need for a change in the infrastructure of an area can also cause a building to be environmentally obsolete. For example, the area needs more car parking, pedestrian areas, efficient public transport and roads.This type of obsolesce nce is not directly related to building design and difficult to forecast.2.3.5 Legal And Social Obsolescenceegal obsolescence stems from the introduction of new legislation or new standards controlling matters such as health, safety, and fire control, which in extreme cases may render a building obsolete. CALUS (1986) and Baum (1989) suggested that changes in social needs might result in occupiers demanding for high and compatible image, strong neighborhood and amenities.For instance, cinema in an area loss its utility due to introduction of home videos, VCD or DVD. So, cinema become uneconomical to operate because loses of revenue. The only way is to convert the cinema to other uses.Many building become social obsolete although suitable for the purpose envisaged, because it is situated in the wrong location and therefore of only moderate practical to use.egal Obsolescence occurs where a building fails to meet current legislation requirement and the costs involved in bringing the building up to the required standard are prohibitive. In this case, legislation will advance demolition beyond the buildings physical life.Examples, asbestos and other hazardous materials to health are now prohibited in new buildings and where they occur in existing building they need to be either removed or provided with sealed protection systems. The general condition of a building may in some cases make this financially prohibitive, even where grants for their removal are available, resulting in demolition.A STUDY OF BUILDING OBSOLESCENCE IN STANDARD DESIGN TERRACE HOUSES IN PERAKChapter 22.3.6 Technological ObsolescenceA Technological Obsolescence occur when the building in no longer technologically sterling(prenominal) to alternatives and replacement is undertaken because of lower operating costs or greater efficiency.A building may become technologically obsolete before half of its physical life passed then the speed of change in current society suggests that in the future t his life will be reduced even faster.CALUS (1986) suggested that this form of obsolescence occurs as a result of technological innovation. For example, some of the existing electrical and mechanic services are no longer technologically suitable or superior in terms of performance or efficiency. Consider for example, improvement in the lighting efficiency of a new lamp, which may make an existing lighting system no longer economically or technologically effective. In some situations, as with building management systems, it may be possible to install these innovations, without replacing the existing asset.2.3.7 Locational Obsolescenceocational obsolescence occur when an area and the property located in it suffers from devaluation because it is considered less fashionable or attractive by occupiers (Bryson,1997).A building can become locationally obsolete when the economic activities in the area change (Medhurst, 1969). A change in the city planning, such as relocation of the commerc ial area and construction of new roads and motorways can change the economic activities of the affected areas.2.3.8 Physical Obsolescenceittle (1964) suggested that physical obsolescence occurs wholly due to the deterioration of the buildings physical fabric. This suggestion is not correct because he stressed only deterioration of buildings physical fabric causes physical obsolescence. The readers may think that no other factors will cause physical obsolescence except for the deterioration of physical fabric. Actually, components of the building can be considered as one of the physical aspect of the building. Hence, if there is any deterioration of the buildings component, the building is considered physically obsolete too.Therefore, Winfrey (1931) said that physical obsolescence not only due to the deterioration of the physical fabric but also the other components such as mechanical and electrical services and equipment used in the building. However, both the definitions have not mentioned what are the factors that cause deterioration of buildings physical fabric, materials or components.Then, CALUS (1986) came out with the suggestion saying that an asset may remain as good as ever in itself, but be rendered obsolete by external factors such as physical deterioration. Physical deterioration is defined as deterioration of the physical fabric of building as function of use and the effect of the passage of time.It is felt that the separation of physical deterioration from obsolescence is not significant, and it is considered as a category of building obsolescence. Flanagan et al. (1989) supported this view by saying that physical deterioration was considered as physical obsolescence. This is because they have similar effects, which can cause the rental price of a building to decrease and its economic life shorten.Flanagan et al. (1989) came out the statement stated that physical obsolescence is determined by environmental and non-environmental factors. either material or component will deteriorate because of environmental factors such as radiation (solar and thermal), temperature ranges, piss (rain, condensation, snow, ice), air contamination, biological factors (micro-organisms, fungi, bacteria) and stress factors (physical action of wind, hail). The non-environmental factors are generally the stresses that are imposed by piece in their various activities of living, working and playing. Examples are permanent loading, fatigue loading, impact, abrasion, chemical attack, normal wear and tear, and contumely by the user.The rate of physical deterioration can be forecast within tolerable levels of truth using the lives of the respective building components. However, it must be remembered that considered variation exists in the lives of even the same building component depending upon a wide range of the different circumstances (Ashworth,1996).Kirwan and Martin (1972) suggested that this physical deterioration occurs as the deterioration o f the physical structure of the building. It is not simply a factor of age but a compounding of age, use and scale of maintenance.Physical deterioration occurs more slowly than other forms of obsolescence, but it is predictable and curable provided the building is well maintained. Baums (1989) showed that physical obsolescence is not as significant as functional and aesthetic obsolescence.The rapid deterioration of buildings and their components can be attributes to many different causesAn emphasis upon initial building costs without considering the consequences of costs in use.Inappropriate design and detailing of buildings and their components.Use if materials and components that have insufficient data concerning their longevity.Constructional practices on site that were poorly managed, supervised and inspected.A lack of understanding of the various mechanisms of deterioration.Insufficient attention given to the maintenance the building stock.Inappropriate use by owners and occup ies.Whereas the rate of physical deterioration, can be controlled by the motive through the correct choice of material, methods of construction and appropriate standards of maintenance, obsolescence cannot, other than through the ability to provide a flexible and adaptable design solution to facilitate easier adaptation and renewal at same later date.2.4 SUMMARYAfter the study, I clear understanding is developed on depreciation and obsolescence as well as different types of obsolescence. There will be no confusion and misconception surrounding them.Depreciation occurs as the result of the building becoming obsolete. Hence, depreciation is considered as the effect of obsolescence and obsolescence is the cause of depreciation.The impact of obsolescence is classified into curable and incurable. Incurable obsolescence is more crucial than curable obsolescence as it is more difficult to control. It can immediately shorten the physical life of the building.Besides that, I also can unders tanding the 8 categorizes of obsolescence in this chapter. The categorizes of obsolescence economic, functional, aesthetic and fashion, environmental, legal and social, technological, locational and lastly physical obsolescence.Through the study, it was found that there are no best and perfect suggestions or opinions in the concept of obsolescence. Especially during defining different types of obsolescence, different authors have their own suggest