494 Industrial Light Manufacturing

These buildings are designed to shelter manufacturing processes. There is an average amount of office and support space commensurate with the quality included, typically for light industrials, between 4 and 25 percent. This includes suitable locker, break and lunchroom facilities to accommodate the personnel load. Offices may be single story or stacked. Single-story offices may have a softwood flooring storage mezzanine overhead as part of the office area costs.

Exterior finishes are masonry or concrete, typically tilt-up panels or metal siding. Frames are typically light open metal or glulam structures. The interiors, except for the office area, will usually have little or no interior finish. Fluorescent lighting is found throughout both the office and shop with the office area having better quality fixtures.

The costs include all the power leads to the building and industrial sewer and drainage lines, but do not include the following: Power panel, power wiring or industrial piping to the fixtures or equipment used in the manufacturing process, hoists or cranes.

This occupancy includes both shell and office/support space costs for a light industrial building. To price each separately (using two separate occupancies in two separate sections), use the following occupancies:

454 Shell, Industrial Building

994 Interior Space, Industrial Building

Availability of Elevators by Area for this occupancy: Yes

Marshall Valuation Service sections: 14 and 44.

Typical Lives:

					Class
Quality	A	B	C	D	H	M	P	S	W
Low	45	45	40	35	--	--	35	35	--
Average	50	50	40	35	--	--	35	35	--
Good	50	50	45	40	--	--	40	40	--
Excellent	55	55	50	45	--	--	45	45	--

Quality Selection Guide:

Class A (Fireproof Structural Steel Frame):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Low-cost brick or block, little fenestration, precast floors	Painted walls, few offices, very plain and open	Minimum lighting & plumbing	Space heaters
Average	Brick on block or tile, concrete or metal panels, storefront entry	Painted walls and ceilings, finished floors and ceilings in offices	Adequate lighting & plumbing	Hot water

Class B (Reinforced Concrete Frame):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Low-cost brick or block, little fenestration, precast floors	Painted walls, few offices, very plain and open	Minimum lighting & plumbing	Space heaters
Average	Brick, formed concrete, or precast walls, little trim, storefront entry	Painted walls and ceilings, finished floors and ceilings in offices	Adequate lighting & plumbing	Hot water

Class C (Masonry Bearing Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Very plain, brick, block, or tilt-up, few openings	Small office area, unfinished floors and ceilings	Minimum lighting & plumbing	Space heaters
Average	Light frame or bearing walls, brick, block or tilt-up, some trim	Painted walls and exposed frame, small finished offices	Exposed conduit, fluorescent lighting, adequate plumbing	Space heaters
Good	Bearing walls or frame, brick, concrete panels, good glass storefront	Some finished walls, finished floors and ceilings in offices	Good fluorescent lighting, adequate plumbing	Space heaters

Class D (Wood or Steel Framed Exterior Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Wood studs or frame, cheap stucco or siding	Unfinished, low-cost slab, small office, minimum code	Minimum lighting & plumbing	Space heaters
Average	Wood studs, stucco, wood rafters and sheathing, some trim	Drywall, finished office area, exposed rafters or trusses	Adequate lighting & plumbing	Space heaters
Good	Good frame with stucco or siding, some ornamentation	Some good offices and interior finish	Good lighting, exposed conduit, adequate plumbing	Space heaters

Class P (Pole Frame):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Pole frame, metal siding, insulated, few openings	Low-cost slab, few partitions, small office	Minimum code, factory lighting	Space heaters
Average	Pole frame, metal siding, fully lined and insulated	Finished office area, slab, some floor finish	Adequate lighting & plumbing	Space heaters
Good	Pole frame, metal siding, lined and insulated, some trim, glass entry	Some good offices and interior finish	Good lighting, exposed conduit, adequate plumbing	Space heaters

Class S (Metal Frame and Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Light steel frame, steel or aluminum siding, few openings	Low-cost slab, unfinished interior, small office	Minimum code, factory lighting	Space heaters
Average	Steel frame, steel or aluminum siding, some trim	Finished office area, slab, some floor finish	Adequate lighting & plumbing	Space heaters
Good	Steel frame, sandwich panels, good glass storefront entry and trim	Some good offices and interior finish	Good lighting, exposed conduit, adequate plumbing	Space heaters