These are three stories or less with each unit within the building having a kitchen and at least one bath. They are designed for other than transient occupancy (permanent or semi-permanent). The best qualities have combined heating and cooling systems. They also have plaster, paneling, good detailing in molding and trim and high cost floor finishes.
The structures commonly are solid masonry or wood frame walls (Class C and D). Some of the special refinements found in the better qualities include intercoms, television jacks and antennas, and at least one bath per bedroom.
The lower qualities typically have one bath or a bath and one-half for each unit, regardless of the number of bedrooms. The typical story height for these structures is nine feet.
The following are not included in the costs: Fireplaces, built-in appliances, balconies, furnishings, pools and 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:
587 Shell, Multiple Residence (Low Rise)
987 Interior Space, Multiple Residence (Low Rise)
The following are related occupancies:
984 Apartment, Luxury (High 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: No
Marshall Valuation Service sections: 12 and 42.
Occupancy Availability: Commercial Estimator only.
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Class |
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Quality |
A |
B |
C |
D |
H |
M |
P |
S |
W |
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Low |
-- |
-- |
50 |
45 |
-- |
-- |
-- |
45 |
-- |
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Average |
-- |
-- |
55 |
50 |
-- |
-- |
-- |
50 |
-- |
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Good |
-- |
-- |
55 |
50 |
-- |
-- |
-- |
50 |
-- |
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Excellent |
-- |
-- |
60 |
55 |
-- |
-- |
-- |
55 |
-- |
Class C (Masonry Bearing Walls):
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Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
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Low |
Low-cost brick or block, very plain, minimum fenestration |
Painted block, drywall partitions, low-cost carpet or asphalt tile |
Minimum lighting & plumbing per code |
Wall furnace |
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Fair |
Block/brick, standard sash, little trim, shingle or built-up roof |
Drywall or plaster, carpet, vinyl composition tile |
Adequate standard lighting & plumbing per good codes |
Electric baseboard |
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Average |
Brick or block, some trim, asphalt shingle or built-up roof |
Plaster/drywall, paint, hardwood, carpet, vinyl composition |
Adequate lighting & plumbing, phone and TV jacks |
Forced air |
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Good |
Good brick/stucco on block, good trim, roof structure and roofing |
Good plaster or drywall, hardwood, carpet, vinyl composition |
Good lighting, one bath per bedroom, TV antenna |
Package A.C. |
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Excellent |
Face brick, concrete/metal panels, best roof structure and roofing |
Good plaster and paint, paneling, fine detail, hardwood, carpet |
Good fixtures, many outlets, central TV antenna, intercoms |
Warm and cool air |
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Masonry Veneer |
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Low |
Low-cost brick, block veneer, very plain, minimum fenestration |
Drywall and paint, asphalt tile and low-cost carpet |
Minimum lighting & plumbing per code |
Wall furnace |
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Fair |
Brick veneer, little trim, standard sash, asphalt shingle or built-up roof |
Drywall or plaster, carpet, vinyl composition tile |
Adequate standard lighting & plumbing per good codes |
Electric baseboard |
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Average |
Brick veneer, some ornamentation, average code construction |
Plaster or drywall, hardwood, vinyl composition, carpet |
Adequate lighting & plumbing, phone and TV jacks |
Forced air |
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Good |
Good brick veneer and fenestration, good roof structure and roofing |
Good plaster and drywall, painted, hardwood, vinyl composition, carpet |
Good lighting, one bath per bedroom, TV antenna |
Package A.C. |
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Excellent |
Face brick, stone veneer, good wood or steel frame and roof structure |
Good plaster, paint, paneling, fine detail, hardwood, carpet |
Good fixtures, many outlets, central TV antenna, intercoms |
Warm and cool air |
Class D (Wood or Steel Framed Exterior Walls):
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Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Low |
Low-cost stucco or siding, very plain, minimum fenestration |
Drywall and paint, asphalt tile and low-cost carpet |
Minimum lighting & plumbing per code |
Wall furnace |
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Fair |
Stucco or siding, standard sash, asphalt shingles/built-up roof |
Drywall or plaster, carpet, vinyl composition tile |
Adequate standard lighting & plumbing per good codes |
Electric baseboard |
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Average |
Stucco/siding, some ornamentation, average code construction |
Plaster or drywall, hardwood, vinyl composition, carpet |
Adequate lighting & plumbing, phone and TV jacks |
Forced air |
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Good |
Good stucco or siding, some brick or stone trim, good roof |
Good plaster or drywall, painted, hardwood, vinyl composition, carpet |
Good lighting, one bath per bedroom, TV antenna |
Package A.C. |
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Excellent |
Best stucco or siding, brick and stone trim, heavy basic structure |
Good plaster, paint, paneling, fine detail, hardwood, carpet |
Good fixtures, many outlets, central TV antenna, intercoms |
Warm and cool air |
Class S (Metal Frame and Walls):
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Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
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Average |
Sandwich panels, pre-engineered frame, adequate fenestration |
Gypsum board, vinyl composition, carpet |
Adequate lighting & plumbing, phone and TV jacks |
Forced air |
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Good |
Good sandwich panels on pre-engineered frame, good fenestration |
Gypsum board and plastics, carpet and vinyl composition |
Good lighting, one bath per bedroom, TV antenna |
Package A.C. |