Marshall & Swift LIFE EXPECTANCY GUIDELINES Page 7 97 PAGE 19

SECTION
October 2012

COMPONENT LOW AVG GOOD EXCL COMPONENT LOW AVG GOOD EXCL
PLUMBING SITE IMPROVEMENTS (Continued)
Composite, fixtures and pipe, residential . . . . . . . . . . . . . . 12 17 24 33 Culverts, concrete . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 34 36 40
commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 19 24 30 steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 14 18 25
Plumbing fixtures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 20 25 30 Curbing, concrete . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 19 21 25
enameled steel and water fountains . . . . . . . . . . . . . . . 5 7 10 14 Flagpole . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 20 25 30
fiberglass . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 13 16 20 Fencing, chain link and security gates . . . . . . . . . . . . . . . . 13 15 17 20
Faucets and valves, softeners and purifiers . . . . . . . . . . . . 8 10 13 16 masonry walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 25 30 35
Water heaters, residential . . . . . . . . . . . . . . . . . . . . . . . . . . 3 5 7 12 vinyl . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 14 16 18
commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 11 15 20 wood, including stock corrals . . . . . . . . . . . . . . . . . . . . . 6 8 10 12
Pumps, sump, well and waste water systems . . . . . . . . . . 8 10 12 15 wind screens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 5 6 7
fire . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 20 24 30 Grating, steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 29 31 35
industrial and septic systems . . . . . . . . . . . . . . . . . . . . . 11 15 20 27 Landscaping, decorative shrubs, hedges, etc. . . . . . . . . . . 7 10 14 20
Pipe, galvanized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 16 22 30 trees, deciduous . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 35 40 47
copper . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 25 30 35 evergreen . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 25 32 40
plastic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 20 25 33 Outdoor furniture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 5 7 10
Sprinkler and fire protection systems . . . . . . . . . . . . . . . . . 20 23 26 30 Outdoor lighting fixtures . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 13 16 20
residential smoke detectors . . . . . . . . . . . . . . . . . . . . . . 7 8 9 10 Parking lots and docks, bumpers and gates . . . . . . . . . . . 3 4 5 7
smoke and heat detectors . . . . . . . . . . . . . . . . . . . . . . . 7 8 9 10 guard rails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 9 11 13
fire hose and misc. equip. . . . . . . . . . . . . . . . . . . . . . . . 7 9 11 13 striping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2 3 4
Miscellaneous pumps, motors, controls . . . . . . . . . . . . . . . 3 4 7 10 Paving, asphalt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 8 11 17
reseal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 5 6 7
MISCELLANEOUS EXTERIOR concrete/brick . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 13 16 20
Awnings and window screens . . . . . . . . . . . . . . . . . . . . . . 3 5 7 9 unreinforced . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 11 15 17
Canopies and patio covers . . . . . . . . . . . . . . . . . . . . . . . . . 12 14 16 19 flagstone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 30 35 40
Exterior paint, masonry and metal . . . . . . . . . . . . . . . . . . . 3 4 5 7 gravel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 5 7 10
wood . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 10 12 15 granite . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 65 75 80
sealers, silicone, etc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2 3 5 Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 10 12 14
Snow-melting systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 10 12 14
waterproofing, bituminous . . . . . . . . . . . . . . . . . . . . . . . 8 10 12 14 Sprinklers, galvanized pipe . . . . . . . . . . . . . . . . . . . . . . . . . 10 14 18 25
Fireplaces, chimneys, masonry . . . . . . . . . . . . . . . . . . . . . 35 40 47 55 plastic pipe . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 18 22 28
metal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 25 30 35 controllers and pumping systems . . . . . . . . . . . . . . . . . . 8 9 11 13
Shutters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 4 5 7 Stairway and decks, wood . . . . . . . . . . . . . . . . . . . . . . . . . 7 9 12 15
Sidings, aluminum, plywood and vinyl . . . . . . . . . . . . . . . . 15 20 25 35 cement composition, composite and tropical hardwoods 12 15 20 25
wood lap and cement fiber . . . . . . . . . . . . . . . . . . . . . . . 25 35 40 50 Swimming pool, residential, aboveground . . . . . . . . . . . . . 2 5 10 15
hardboard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 15 20 30 vinyl-lined, sand supported . . . . . . . . . . . . . . . . . . . . . . . 10 15 20 30
masonry and masonry veneer . . . . . . . . . . . . . . . . . . . . 35 40 50 60 fiberglass . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 20 25 30
steel panels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 30 35 40 concrete, gunite . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 20 25 35
stucco, natural . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 30 40 50 replastering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 12 15 18
synthetic stucco . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 32 40 50
exterior insulation and finish system . . . . . . . . . . . . . . . 20 30 45 50 mechanical equipment (spa, reduce by 50%) . . . . . . . . 4 5 7 10
Storefronts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 20 22 25 vinyl liners . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 5 7 10
entrance doors, automatic . . . . . . . . . . . . . . . . . . . . . . . 7 10 14 20 Swimming pool, commercial, concrete . . . . . . . . . . . . . . . . 15 20 25 30
stainless steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 30 35 40
overhead and mall fronts . . . . . . . . . . . . . . . . . . . . . . . . 8 10 12 15 mechanical equipment . . . . . . . . . . . . . . . . . . . . . . . . . . 10 12 15 20
Storm windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 10 12 14 Spas, portable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 5 8 12
ROOFING in-ground . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 12 20 25
Built-up tar and gravel . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 13 16 20 Solar pool equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 10 14 20
Composition roll, mineral surface . . . . . . . . . . . . . . . . . . . . 8 10 13 16 Synthetic sports surfaces . . . . . . . . . . . . . . . . . . . . . . . . . . 3 4 6 8
Composition shingles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 16 22 30 play yards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 13 16 20
laminated . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 30 35 40 Tennis court . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 20 22 25
Elastomeric, single ply or modified bitumen . . . . . . . . . . . . 12 15 20 25 asphalt/colored concrete resurfacing . . . . . . . . . . . . . . . 3 4 5 7
reinforced or fluid coat . . . . . . . . . . . . . . . . . . . . . . . . . . 25 30 35 42 nets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2 2 3
Fiber cement shingles . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 15 20 25 Underground sewers, water lines, wells . . . . . . . . . . . . . . . 22 25 28 32
Metal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 20 30 45
Simulated slate roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 18 27 35 STORAGE TANKS
Slate or copper . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ----- ----- 50 60 Concrete tanks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 37 45 55
Tile, concrete or clay . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 36 42 50 Galvanized steel, including feed bins . . . . . . . . . . . . . . . . . 15 17 18 20
Wood shakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 24 29 35 Steel oil storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 27 28 30
Wood shingles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 20 24 30 Steel surface water storage . . . . . . . . . . . . . . . . . . . . . . . . 30 33 36 40
Exposed insulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 20 22 24 Elevated steel tanks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 33 36 40
Polyethylene film sheet . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2 3 4 Underground steel, single wall . . . . . . . . . . . . . . . . . . . . . . 10 13 16 20
Woven fiber canvas tarp . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 5 7 10 double walled . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 28 31 35
Fiberglass panels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 15 20 30 fiber coated . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 28 31 35
Gutters and downspouts . . . . . . . . . . . . . . . . . . . . . . . . . . 10 15 20 30 Underground fiberglass . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 32 33 35
Skylights, glass . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 18 21 25 Wood . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 22 23 25
plastic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 14 18 21 Steel pressure tanks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 22 23 25
SITE IMPROVEMENTS Galvanized steel chemical storage . . . . . . . . . . . . . . . . . . . 3 5 10 17
Bulkheads, concrete . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 34 36 40 Stainless steel chemical storage . . . . . . . . . . . . . . . . . . . . 15 19 24 30
steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 29 31 35 Polyethylene chemical storage . . . . . . . . . . . . . . . . . . . . . . 15 17 18 20
wood . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 24 26 30 Fiberglass chemical storage . . . . . . . . . . . . . . . . . . . . . . . . 15 17 18 20

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INSTRUCTIONS FOR PER Y

PROPERTY CONDITION ASSESSMENT (VERSION 2.0)

These Estimated Useful Life Tables for multifamily property systems and components are intended to represent standardized
average estimated useful life (“EUL”) values and are not intended to replace the professional judgment of the PCA Consultant in
determining the Effective Age and Remaining Useful Life of the systems and components at the Property. The PCA Consultant
should consider preventive maintenance practices, as well as environment, geographic, resident, and other factors when
determining Effective Age and Remaining Useful Life of the systems and components of a multifamily Property. In addition to
providing guidance on EUL values typically considered capital expenditure items, the EUL tables may include items that are
typically considered general maintenance and repair items to be handled by in-house maintenance staff.

FOUNDATIONS Multifamily / Coop Seniors Students

Foundations 50+ 50+ 50+
Waterproofing (foundations) 50+ 50+ 50+

FRAMING Multifamily / Coop Seniors Students

Brick or block 40 40 40
Precast concrete panel (tilt-up) 40 40 40
Wood floor frame 50+ 50+ 50+

BUILDING ENVELOPE / CLADDING / EXTERIOR WALL FINISHES Multifamily / Coop Seniors Students
Aluminum Siding 40 40 40
Brownstone 40 40 40
Brick or Stone Veneer 50+ 50+ 50+
Cement-board siding (Hardi-plank)/ Cementitious (mfgr) siding 45 45 45
Exterior Insulation Finishing Systems (EIFS) 20 20 20
Glass block 40 40 40
Granite block 40 40 40
Insulation, wall 50+ 50+ 50+
Metal/ glass curtain wall 30 30 30
Painting, Exterior 5-10 5-10 5-10
Pre-cast concrete panel 45 45 45
Stucco systems 50+ 50+ 50+
Vinyl siding 25 25 25
Wood shingle/ clapboard/ plywood, stucco, composite wood 20 20 20

ROOF SYSTEMS Multifamily / Coop Seniors Students

Asphalt shingle (3-tab) 20 20 20
Built-up roof - Ethylene Propylene Diene Monomer (EPDM) /
Thermoplastic Polyolefin (TPO) 20 20 20
Metal 40 40 40
Parapet wall 50+ 50+ 50+

© 2019 Fannie Mae. Trademarks of Fannie Mae. Form 4099.F – August 2019 Page 2 of 9
 Page 9

Caps, copings (aluminum/ terra-cotta) - Parapet 25 25 25

Roof drainage exterior (gutter/ downspout) 10 10 10
Roof drainage interior (drain covers) 30 30 30
Roof railing 25 25 25
Roof structure 50+ 50+ 50+
Roof hatch 30 30 30
Roof skylight 30 30 30
Slab 50+ 50+ 50+
Slate, clay, concrete tile 40 40 40
Soffits (wood/ stucco) 20 20 20
Soffits (aluminum or vinyl) 25 25 25
Wood shingles (cedar shake) 25 25 25

DOORS AND WINDOWS Multifamily / Coop Seniors Students

Exterior common door, aluminum and glass 30 30 30
Exterior common door, solid core wood or metal clad 25 25 25
Exterior unit door, solid wood/ metal clad 25 30 20
Residential Sliding Glass Doors 25 30 20
Residential French Glass Doors 25 30 20
Ceilings, open or exterior 30 30 30
Service door (roof) 25 30 20
Storm/ screen doors 7 10 5
Storm/ screen windows 10 15 7
Windows (frames and glazing), vinyl or aluminum 30 30 30

APPURTENANCES Multifamily / Coop Seniors Students

Chimney 40 40 40
Exterior stairs, wood 15 20 15
Exterior stairs, metal pan- concrete filled 30 30 30
Exterior stairs, concrete 50 50 50
Fire Escapes 40 40 40
Porches, concrete 50 50 50
Wood Decks 20 20 20

AMENITIES Multifamily / Coop Seniors Students

Basketball court 25 25 25
Mail kiosk 10 15 10
Mail facility, interior 20 25 20
Pool deck 15 15 15
Pool/ spa plaster liner 8 8 8
Tennis court / basketball court surface (paint markings) 5 7 5

© 2019 Fannie Mae. Trademarks of Fannie Mae. Form 4099.F – August 2019 Page 3 of 9