492 Shell, Office Building

This occupancy, together with occupancy 993 (Interior Space, Office Building), allows you to individually price the shell and the tenant improvement costs for an office building (in separate sections of the report). This provides an alternative to occupancy 344 (Office Building), which includes both the shell and tenant improvement costs.

These building shells are designed for commercial occupancies and are normally subdivided into smaller units for tenant use. Costs include the basic building shell and service core (lobby) area finishes only (commensurate with the building class and quality). Only rough electrical and plumbing are included, except for the lobby finishes and core restrooms.

You can add interior build-out (tenant improvement) costs using occupancy 993 (Interior Space, Office Building), which you must enter in a different section.

The following are not included in the costs: Signs, tenant improvement build-out, and office furnishings or equipment.

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:

In addition to being an aid in selecting a building’s quality, the following indicates what is included in the base shell cost. Note that HVAC costs have been included in the total with the finished build-out space in occupancy 993 (Interior Space, Office). You can allocate a prorated amount back to the shell cost if needed by selecting the appropriate HVAC component and entering a percentage of the total floor area, typically 60% to 80%.

Class A (Fireproof Structural Steel Frame)

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Minimum-cost walls and fenestration, little trim	Drywall, paint or paper, acoustic ceilings, asphalt composition, plain lobbies	Minimum lobby lighting, few core extras, small restrooms	None
Average	Brick, concrete or metal and glass panels, some trim	Drywall or plaster, vinyl, terrazzo, carpet, adequate entry lobby	Average intensity core lighting, average restrooms	None
Good	Good metal and solar glass, brick, best precast concrete panels	Plaster, paneling, vinyl, good pavers, terrazzo, carpet, good entry & lobbies	Good fluorescent core ceilings, adequate restrooms	None
Excellent	Best metal or stone curtain panels, solar glass, atrium, highly ornamental	Plaster, best veneers, vinyl, best marble & carpet, top lobby finishes	Luminous lobby ceilings, good tiles core restrooms	None

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	None
Average	Brick, concrete or metal and glass panels, little trim	Average partitions, acoustic tile, vinyl composition, some extras	Average intensity fluorescent lighting, average restrooms	None
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	None
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	None

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	None
Average	Steel or concrete frame, or bearing walls, some trim	Paint, drywall partitions, acoustic tile, vinyl composition	Fluorescent lighting, adequate outlets and plumbing	None
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	None
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	None

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	None
Average	Stucco or wood siding on wood or steel studs, some trim	Drywall, acoustic tile, low-cost carpet or vinyl composition	Adequate lighting & plumbing	None
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	None
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	None

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	None
Average	Pole frame, insulated metal panels, some ornamentation	Drywall, acoustic tile, low-cost carpet or vinyl composition	Adequate lighting & plumbing	None
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	None

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	None
Average	Insulated wall or sandwich panels, adequate fenestration	Drywall, acoustic tile, low-cost carpet or vinyl composition	Adequate lighting & plumbing	None
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	None