Fact
Sheet #33 - Useful Life Schedule For Major Capital Improvements
When an owner files an application to increase the legal regulated rents
of a building or building complex on the grounds that there has been a major
capital improvement, the item being replaced must meet the requirements set
forth on the following Useful Life Schedule, except where the Division of
Housing and Community Renewal (DHCR) has approved a waiver, as discussed
below.
| Replacement Item or Equipment |
Estimated Life
in Years |
1. Boilers
and Burners |
| a) Cast
Iron Boiler |
35 |
| b) Package
Boiler |
25 |
| c) Steel
Boiler |
25 |
| d) Burners |
20 |
2. Windows |
| a) Aluminum |
20 |
| b) Wood |
25 |
| c) Steel |
25 |
| d) Storm |
20 |
| e) Vinyl |
15 |
3. Roofs |
| a) 2-Ply
(asphalt) |
10 |
| b) 3-4
Ply (asphalt) |
15 |
| c) 5-Ply
(asphalt) |
20 |
| d) Shingle |
20 |
| e) Single-ply
Rubber |
20 |
| f) Single-ply
Modified Bitumen |
10 |
| g) Quarry
Tile |
20 |
4. Pointing |
15 |
5. Rewiring |
25 |
6. Intercom
System |
15 |
7. Mailboxes |
25 |
8. Plumbing/Repiping |
| a) Galvanized
Steel |
25 |
| b) TP
Copper |
30 |
| c) Brass
cold water |
15 |
| d) Fixtures |
25 |
9. Elevators |
| a) Major
Upgrade |
25 |
| b) Controllers
and Selector |
25 |
10. Doors |
| a) Apartment
Entrance |
25 |
| b) Lobby/Vestibule |
15 |
11. Bathroom
Upgrading |
| a) Toilets
and Valves |
20 |
| b) Bathroom
and Sinks |
20 |
| c) Vanity |
20 |
12. Kitchen Upgrading |
| a) Metal/Wood
Cabinets |
20 |
| b) Ranges |
20 |
| c) Refrigerators |
15 |
| d) Sinks |
20 |
13. Water
Tanks |
| a) Metal |
25 |
| b) Wood |
20 |
14. Waste
Compactors |
10 |
15. Air
Conditioners |
| a) Individual
Units/Sleeves |
10 |
| b) Central
System |
15 |
| c) Branch
Circuitry Fixtures |
15 |
16. Aluminum
Siding |
25 |
| Vinyl Siding |
15 |
17. Catwalk |
25 |
18. Chimney |
| a) Steel |
25 |
| b) Brick |
25 |
19. Courtyards/Walkways/Driveways |
| a) Cement |
15 |
| b) Asphalt |
10 |
20. Fire
Escapes |
25 |
21. Fuel
Oil Tanks |
| a) In
Vaults |
25 |
| b) Underground |
20 |
22. Water
Heating Units |
| a) Hot
Water/Central Heating |
20 |
| b) Hot
Water Heater (Domestic) |
10 |
23. Parapets |
| Brick |
25 |
24. Resurfacing
Exterior Walls |
25 |
25. Solar
Heating System |
25 |
26. Structural
Steel |
25 |
27. Television
Security |
10 |
For major capital improvements not listed above, the owner must submit evidence
with the application that the useful life of the item or equipment being
replaced has expired.
Waiver
An owner who wishes to
request a waiver of the useful life requirement must apply to the DHCR
for such waiver prior to the commencement of the work for
which he or she will be seeking a major capital improvement rent increase.
Notwithstanding this requirement, where the waiver requested is for an item
being replaced because of an emergency, which causes the building or any
part thereof to be dangerous to human life and safety or detrimental to health,
an owner may apply to the DHCR for such waiver at the time he or she submits
the major capital improvement rent increase application. One reason why the
DHCR may grant a waiver is if the item or equipment cannot be repaired and
must be replaced during its useful life because of a fire, vandalism or other
emergency, or an "act of God" resulting in an emergency.
If the waiver request is denied, the owner will not be eligible for a Major
Capital Improvement (MCI) rent increase.If it is granted, the useful life
requirement will not be a factor in the determination of eligibility for
the MCI rent increase. However, approval of the waiver does not assure that
the application will be granted, as all other requirements as set forth in Fact
Sheet #11, Rent Increases for Major Capital Improvements (MCI),
must be satisfied. Furthermore, where a waiver is granted, under certain
circumstances the DHCR may grant an MCI rent increase based on a cost that
is lower than that claimed by the owner.
For
more information or assistance, call the DHCR Rent InfoLine (718-739-6400)
or visit your Borough or County Rent Office.
DHCR
Version 1/28/05
RGB page updated 8/11/08
