344 Office Building

These buildings are designed for commercial occupancies and are normally subdivided into smaller units for tenant use. The interior finish may have plaster or drywall and, depending on the quality, utilize glass and special wall covering.

Floor finishes are carpet, terrazzo or vinyl. Ceiling finishes vary with the quality. Luminous ceilings and high intensity fluorescent lighting are found in the better qualities.

In the restrooms, both the number and quality of fixtures generally correspond to the quality of the building. Typically, floor finishes in the restroom areas are ceramic tile. At all quality levels, metal partitions and commercial plumbing fixtures can be found.

Most offices have a combined heating and cooling system while the lower cost structures have heating only.

The following are not included in the costs: Signs and office furnishings or equipment.

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:

492 Shell, Office Building

993 Interior Space, Office Building

The following are related occupancies:

597 Mixed Retail with Office Units

544 Office-Apartment (Motel)

554 Shed Office Structure

327 Governmental Building

491 Government Community Service Building

600 Administration Building

599 Relocatable Offices

Availability of Elevators by Area for this occupancy: Yes

Marshall Valuation Service sections: 15 and 45.

Typical Lives:

					Class
Quality	A	B	C	D	H	M	P	S	W
Low	50	50	45	40	--	--	40	40	--
Average	55	55	50	45	--	--	45	45	--
Good	60	60	55	50	--	--	50	50	--
Excellent	60	60	55	50	--	--	50	50	--

Quality Selection Guide:

Class A (Fireproof Structural Steel Frame)

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Minimum-cost walls and fenestration, little trim	Drywall, acoustic ceilings, asphalt tile, few partitions	Minimum office lighting & plumbing	Warm and cool air (zoned)
Average	Brick, concrete or metal and glass panels, little trim	Average partitions, acoustic tile, vinyl composition, some extras	Average intensity fluorescent lighting, average restrooms	Warm and cool air (zoned)
Good	Good metal and solar glass, face brick, precast concrete panels	Drywall or plaster, some wall cover, acoustic tile, vinyl tile, carpet	Good fluorescent, high intensity lighting, good restrooms	Hot and chilled water (zoned)
Excellent	Best metal or stone, brick or block backup, solar glass	Plaster, best veneers, vinyl wall coverings, vinyl, terrazzo, carpet	Luminous ceilings, many outlets, many private restrooms	Hot and chilled water (zoned)

Class B: Reinforced Concrete Frame

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Minimum-cost walls and fenestration, little trim	Drywall, acoustic ceilings, asphalt tile, few partitions	Minimum office lighting & plumbing	Warm and cool air (zoned)
Average	Brick, concrete or metal and glass panels, little trim	Average partitions, acoustic tile, vinyl composition, some extras	Average intensity fluorescent lighting, average restrooms	Warm and cool air (zoned)
Good	Good metal and solar glass, face brick, precast concrete panels	Drywall/plaster, some wall cover, acoustic tile, vinyl tile, carpet	Good fluorescent, high intensity lighting, good restrooms	Hot and chilled water (zoned)
Excellent	Best metal or stone, brick or block backup, tinted glass	Plaster, best veneers, vinyl wall coverings, vinyl tile, terrazzo	Luminous ceilings, many outlets, many private restrooms	Hot and chilled water (zoned)

Class C (Masonry Bearing Walls)

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Masonry bearing walls, light rafters, very plain	Paint, few low-cost partitions, acoustic tile, asphalt tile	Minimum office lighting & plumbing	Wall furnace
Average	Steel or concrete frame, or bearing walls, some trim	Paint, drywall partitions, acoustic tile, vinyl composition	Fluorescent lighting, adequate outlets and plumbing	Forced air
Good	Steel frame or bearing walls, brick/ conc. panels, some ornamentation	Plaster or drywall, good partitions, acoustic tile, carpet and vinyl	Good fluorescent lighting, good restrooms and fixtures	Package A.C.
Excellent	Steel frame, masonry and glass, stone ornamentation, top quality	Plaster, paneling, carpet and terrazzo, suspended ceilings	Best fluorescent ceiling panels, tiled restrooms, good fixtures	Warm and cool air (zoned)

Class D (Wood or Steel Framed Exterior Walls)

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Light stucco or siding on wood or steel studs, very plain	Drywall, few partitions, acoustic tile, asphalt tile	Minimum lighting & plumbing	Wall furnace
Average	Stucco or wood siding on wood or steel studs, some trim	Drywall, acoustic tile, low-cost carpet or vinyl composition	Adequate lighting & plumbing	Forced air
Good	Best stucco on good frame, brick or stone trim, good front	Plaster or drywall, good partitions, acoustic tile, carpet and vinyl	Good fluorescent lighting, good restrooms and fixtures	Package A.C.
Excellent	Studs or steel columns, bar or web joists, brick or stone veneer, EIFS	Best plaster, paneling, carpet and vinyl tile	Fluorescent panels, many outlets, good tiled restrooms	Warm and cool air (zoned)

Class P (Pole Frame):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Pole frame, finished interior, some insulation	Drywall, few partitions, acoustic tile, asphalt tile	Minimum lighting & plumbing	Wall furnace
Average	Pole frame, insulated metal panels, some ornamentation	Drywall, acoustic tile, low-cost carpet or vinyl composition	Adequate lighting & plumbing	Forced air
Good	Good metal panels, fenestration, some brick or stone trim	Plaster or drywall, good partitions, acoustic tile, carpet and vinyl	Good fluorescent lighting, good restrooms and fixtures	Package A.C.

Class S (Metal Frame and Walls)

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Steel or aluminum on light frame, finished interior, some insulation	Drywall, few partitions, acoustic tile, asphalt tile	Minimum lighting & plumbing	Wall furnace
Average	Insulated wall or sandwich panels, adequate fenestration	Drywall, acoustic tile, low-cost carpet or vinyl composition	Adequate lighting & plumbing	Forced air
Good	Good sandwich panels and fenestration, some brick or stone	Plaster or drywall, good partitions, acoustic tile, carpet and vinyl	Good fluorescent lighting, good restrooms and fixtures	Package A.C.