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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.

Useful Life Schedule:

Replacement Item
or Equipment
Years
Estimated Life

1) Boilers and Burners

(a) Cast Iron Boiler
(b) Package Boiler
(c) Steel Boiler
(d) Burners

 

35
25
25
20

2) Windows

(a) Aluminum
(b) Wood
(c) Steel
(d) Storm
(e) Vinyl

 

20
25
25
20
15

3) Roofs

(a) 2-Ply (asphalt)
(b) 3-4 Ply (asphalt)
(c) 5-Ply (asphalt)
(d) Shingle
(e) Single-ply Rubber
(f) Single-ply Modified Bitumen
(g) Quarry Tile

 

10
15
20
20
20
10
20

4) Pointing

15

5) Rewiring

25

6) Intercom System

15

7) Mailboxes

25

8) Plumbing/Repiping

(a) Galvanized Steel
(b) TP Copper
(c) Brass cold water
(d) Fixtures

 

25
30
15
25

9) Elevators

(a) Major Upgrade
(b) Controllers and Selector

 

25
25

10) Doors

(a) Apartment Entrance
(b) Lobby/Vestibule

 

25
15

11) Bathroom Upgrading

(a) Toilets and Valves
(b) Bathroom and Sinks
(c) Vanity

 

20
20
20

12) Kitchen Upgrading

(a) Metal/Wood Cabinets
(b) Ranges
(c) Refrigerators
(d) Sinks

 

20
20
15
20

Replacement Item
or Equipment
Years
Estimated Life

13) Water Tanks

(a) Metal
(b) Wood

 

25
20

14) Waste Compactors

10

15) Air Conditioners

(a) Individual Units/Sleeves
(b) Central System
(c) Branch Circuitry Fixtures

 

10
15
15

16) Aluminum Siding

Vinyl Siding

25

15

17) Catwalk

25

18) Chimney

(a) Steel
(b) Brick

 

25
25

19) Courtyards / Walkways / Driveways

Cement
Asphalt

 

15
10

20) Fire Escapes

25

21) Fuel Oil Tanks

(a) In Vaults
(b) Underground

 

25
20

22) Water Heating Units

(a) Hot Water/Central Heating
(b) Hot Water Heater (Domestic)

 

20
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 # 24, Major Capital Improvements (MCI) Questions and Answers, 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, or visit your Borough  or County Rent Office

Queens                          Lower Manhattan
92-31 Union Hall Street          25 Beaver Street
6th Floor                        5th Floor                   
Jamaica, NY 11433       New York, NY 10004
(718) 739-6400
                       
Brooklyn                       Bronx
55 Hanson Place            2400 Halsey Street
7th Floor                        Bronx, NY  10461
Brooklyn, NY  11217   
                                   
Upper Manhattan         Westchester County
163 W. 125th Street       75 South Broadway
5th Floor                        2nd  Floor

New York, NY 10027   White Plains, NY 10601

Last updated on 08/16/13