300 Apartment (High Rise)

High-rise apartments are structures with three or more stories of multiple dwelling units. The structures are built of all construction classes. Each dwelling unit consists of its own separate living area and kitchen facility. Normally, structures over three stories have elevators, but this depends on the height of the building and the need for transportation to the upper levels. These structures have a lobby area, interior hall access to dwelling units and some type of stairway for fire exit. Although apartments built as condominiums sometimes are required by building and zoning codes to have certain items not required for rental units, basically, "condominium" is a type of ownership and not a type of construction and the apartment costs are valid.

The following are not included in the costs: Appliances, fireplaces, canopies, balconies, swimming pools, yard improvements and any developers' or soft costs related to a type of ownership such as condominium.

This occupancy includes both shell and tenant improvement costs. To price each separately (using two separate occupancies in two separate sections), use the following occupancies:

596 Shell, Apartment (High Rise)

989 Interior Space, Apartment (High Rise)

The following are related occupancies:

984 Apartment, Luxury (High Rise)

352 Multiple Residence (Low Rise)

459 Multiple Residential Units Mixed with Retail

451 Multiple Residence, Senior Citizen (Low Rise), for independent living

589 Multiple Residence, Assisted Living (Low Rise), for assisted living

330 Home for the Elderly, for high-rise assisted living

710 Multiple Residence, Retirement Community Complex

Availability of Elevators by Area for this occupancy: Yes

Marshall Valuation Service sections: 11 and 41.

Occupancy Availability: Commercial Estimator only.

Typical Lives:

					Class
Quality	A	B	C	D	H	M	P	S	W
Low	55	55	50	45	--	50	--	45	--
Average	55	55	50	45	--	50	--	45	--
Good	60	60	55	50	--	55	--	50	--
Excellent	60	60	55	50	--	55	--	50	--

Quality Selection Guide:

Class A (Fireproof Structural Steel Frame):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Very plain, brick or block, or low-cost concrete panels	Drywall, sprayed or painted ceilings, very plain, asphalt tile	Minimum uniform code, one bath per unit	Hot water
Average	Little trim, brick, block, metal or concrete and glass	Drywall or plaster, average carpet and vinyl composition floors	Few electric fixtures, average plumbing, one bath per unit	Heat pump system
Good	Face brick, limestone, metal or concrete and glass panels	Good interior detail, carpet, or hardwood, sheet vinyl or ceramic tile	Many good fixtures, TV jacks, good baths and kitchens	Warm and cool air (zoned)
Excellent	Best metal or stone, heat-absorbent or double glazing	Fine interior detail, carpet, ceramic tile, some vinyl and fine hardwood	Master antennas, fine fixtures, one full bath per bedroom	Hot and chilled water (zoned)

Class B (Reinforced Concrete Frame):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Very plain, brick or block or low-cost concrete panels	Drywall, sprayed or painted ceilings, very plain, asphalt tile	Minimum uniform code, one bath per unit	Hot water
Average	Little trim, brick, block, metal or concrete and glass	Drywall or plaster, vinyl composition tile and average carpet	Few electric fixtures, average plumbing, one bath per unit	Heat pump system
Good	Face brick, limestone, metal or concrete and glass panels	Good interior detail, carpet or hardwood, sheet vinyl or ceramic tile	Many good fixtures, TV jacks, good baths and kitchens	Warm and cool air (zoned)
Excellent	Best metal or stone, heat-absorbent or double glazing	Fine interior detail, carpet, ceramic tile, some vinyl and fine hardwood	Master antennas, fine fixtures, one full bath per bedroom	Hot and chilled water (zoned)

Class C (Masonry Bearing Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Very plain brick or block, minimum fenestration	Drywall and painted masonry or plaster coat, asphalt tile, low-cost carpet	Minimum uniform code, one bath per unit	Individual thru-wall heat pumps
Average	Little ornamentation, brick or block, concrete panels	Drywall or plaster, average carpet and vinyl composition	Average fixtures, one bath per unit, average circuits	Forced air
Good	Brick, metal or concrete and glass panels, some trim	Drywall or plaster, good carpet or hardwood, vinyl composition, ceramic tile	Good electric & plumbing, good baths and kitchens	Heat pump system
Excellent	Stone, brick, metal and glass panels, individual design	Fine interior detail, sheet vinyl, ceramic tile/carpet, paneling, fine hardwood	Master antennas, fine fixtures, one full bath per bedroom	Warm and cool air (zoned)

Class D (Wood or Steel Framed Exterior Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Low-cost siding or stucco	Drywall, low-cost carpet, asphalt tile	Minimum uniform code, one bath per unit	Individual thru-wall heat pumps
Average	Frame and stucco or brick veneer, little trim, standard design	Plaster or drywall, carpet or hardwood, vinyl composition tile	Average fixtures and circuits, one bath per unit	Forced air
Good	Good stucco, siding or brick veneer with ornamentation	Good drywall or plaster, carpet, good vinyl composition tile or sheet	Good fixtures, many outlets, over one bath per unit	Heat pump system
Excellent	Best stucco, siding, face brick or stone veneer, brick and stone trim, individual design	Good plaster, paneling/paper, vinyl, carpeting or hardwood	TV and phone jacks, good fixtures, one bath per bedroom	Warm and cool air (zoned)

Class M (Mill Type):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Average	Mill-type construction, brick and block, wood trusses	Drywall or plaster, average carpet and vinyl composition, softwood	Average fixtures, one bath per unit, average circuits	Hot water
Good	Mill-type construction, heavy brick walls, trusses, good sash	Drywall or plaster, good carpet or hardwood, vinyl composition, ceramic tile	Good electric & plumbing, good baths and kitchens	Heat pump system

Class S (Metal Frame and Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Average	Sandwich walls, fenestration to code, little trim	Drywall, carpet and vinyl composition, average cabinetry and finish	Average fixtures and circuits, one bath per unit	Forced air
Good	Best insulated sandwich walls, good fenestration, good frame	Drywall, carpet and vinyl composition, ceramic tile	Good fixtures, many outlets, over one bath per unit	Heat pump system