These structures are three stories or less where each unit has individual kitchen and bath facilities and a small recreation or lounge and laundry areas associated with congregate housing for the elderly. 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 include task lighting, railings, intercoms, television jacks and antennas, emergency call systems and handicap units.
The typical story height for these structures is nine feet.
The following are not included in the costs: Fireplaces, built-in appliances, balconies, furnishings and recreation 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:
784 Shell, Multiple Residence - Senior Citizen
981 Interior Space, Multiple Residence - Senior Citizen
The following are related occupancies:
589 Multiple Residence, Assisted Living (Low Rise), for assisted living
330 Home for the Elderly, for high-rise assisted living
313 Convalescent Hospital, for skilled nursing facilities
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):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
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Fair |
Block or brick, standard sash, asphalt shingle roof |
Drywall or plaster, carpet, vinyl composition tile |
Adequate standard lighting & plumbing per good codes |
Forced air |
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Average |
Brick or block, some trim, asphalt shingle or built-up roof |
Plaster/drywall, hardwood, carpet, vinyl composition |
Adequate lighting & plumbing, few extras and handicap units |
Hot water |
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Good |
Good brick/stucco on block, good trim, roof structure and roofing |
Good plaster or drywall, painted, hardwood, carpet, vinyl composition |
Good lighting & plumbing, some extras, emergency call system |
Package A.C. |
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Excellent |
Face brick, concrete/metal panels, good roof structure and roofing |
Good plaster, paper, paneling, good detail, independent/congregate living |
Good lighting, many outlets, some special plumbing fixtures |
Heat pump system |
Class D (Wood or Steel Framed Exterior Walls):
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Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
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Low |
Low-cost stucco or siding, very plain, minimum fenestration |
Drywall and paint, asphalt tile and low-cost carpet |
Minimum lighting & plumbing per code |
Electric baseboard |
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Fair |
Stucco or siding, standard sash, asphalt shingles or built-up rock |
Drywall or plaster, carpet, vinyl composition tile |
Adequate standard lighting & plumbing per good codes |
Forced air |
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Average |
Stucco or siding, some trim, average code construction |
Plaster or drywall, hardwood, vinyl composition, carpet |
Adequate lighting & plumbing, few extras and handicap units |
Hot water |
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Good |
Good stucco/siding, some brick or stone trim, good roof |
Good plaster or drywall, painted, hardwood, vinyl composition, carpet |
Good lighting & plumbing, some extras, emergency call system |
Package A.C. |
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Excellent |
Best stucco or siding, brick and stone trim, heavy basic structure |
Good plaster, paper, paneling, good detail, independent/congregate living |
Good lighting, many outlets, some special plumbing fixtures |
Heat pump system |
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Masonry Veneer |
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Fair |
Brick veneer, little trim, standard sash, asphalt shingle |
Drywall or plaster, carpet, vinyl composition tile |
Adequate standard lighting & plumbing per good codes |
Forced air |
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Average |
Brick veneer, some ornamentation, average code construction |
Plaster or drywall, hardwood, vinyl composition, carpet |
Adequate lighting & plumbing, few extras and handicap units |
Hot water |
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Good |
Good brick veneer and fenestration, good roof structure and roofing |
Good plaster or drywall, painted hardwood, vinyl composition, carpet |
Good lighting & plumbing, some extras, emergency call system |
Package A.C. |
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Excellent |
Face brick, stone veneer, good wood or steel frame and roof |
Good plaster, paper, paneling, good detail, independent/congregate living |
Good lighting, many outlets, some special plumbing fixtures |
Heat pump system |
Class S (Metal Frame and Walls):
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Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
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Good |
Good sandwich panels on pre-engineered frame, good fenestration |
Gypsum board and plastics, carpet and vinyl composition |
Good lighting & plumbing, some extras, emergency call system |
Package A.C. |