This occupancy, together with occupancy 987 (Interior Space, Multiple Residence), allows you to individually price the shell and the tenant improvement costs for a multiple residence (in separate sections of the report). This provides an alternative to occupancy 352 (Multiple Residence), which includes both the shell and tenant improvement costs.
These shells are low-rise or garden apartments with three or fewer stories for multiple dwelling units. The light residential framed structures are built of class C, D, and S construction. Each dwelling unit consists of its own separate living area, bath, and kitchen facility.
Better shell structures have good finished lobbies, recreation and service areas, interior hall access to dwelling units and some type of stairway for fire exit. These shell structures include common area finishes only, which are about 3% - 16%. Interior build-out costs can be added using occupancy 987 (Interior Space, Multiple Residence) in an additional section.
Although multiple residences built as condominiums sometimes are required by building and zoning codes to have certain items not required for rental units, basically, "condominium" is a type of ownership and not a type of construction and the multiple residence costs are valid.
The following are not included in the costs: Elevators, interior apartment build-out, canopies, balconies, recreation equipment, swimming pools, yard improvements, and any developers' or soft costs related to a type of ownership such as condominium.
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 |
-- |
|
Average |
-- |
-- |
55 |
50 |
-- |
-- |
-- |
50 |
-- |
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Good |
-- |
-- |
55 |
50 |
-- |
-- |
-- |
50 |
-- |
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Excellent |
-- |
-- |
60 |
55 |
-- |
-- |
-- |
55 |
-- |
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 987 (Interior Space, Multiple Residence). 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 10% to 20%.
Class C (Masonry Bearing Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
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Low |
Low-cost brick or block, very plain, minimum fenestration |
Bare floor structures, no separate service areas |
Rough electrical and plumbing |
None |
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Fair |
Block/brick, standard sash, little trim, shingle or built-up roof |
Bare floor structures, no separate service areas |
Rough electrical and plumbing |
None |
|
Average |
Brick or block, some trim, asphalt shingle or built-up roof |
Some entry, service areas and halls, plain finishes |
Rough electrical and plumbing, some service outlets, fixtures |
None |
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Good |
Good brick/stucco on block, good trim, roof structure and roofing |
Core finish only, some carpet, terrazzo, vinyl, adequate lobby |
Rough-ins, some good core ceiling and service fixtures |
None |
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Excellent |
Face brick, concrete/metal panels, good roof structure and roofing |
Core lobby and service finishes, good stone, terrazzo, carpet |
Luminous lobby ceiling, good core lighting, service fixtures |
None |
Class D (Wood or Steel Framed Exterior Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Low |
Low-cost stucco or siding, very plain, minimum fenestration |
Bare floor structures, no separate service areas |
Rough electrical and plumbing |
None |
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Fair |
Stucco or siding, standard sash, asphalt shingles/built-up rock |
Bare floor structures, no separate service areas |
Rough electrical and plumbing |
None |
|
Average |
Stucco/siding, some ornamentation, average code construction |
Some entry, service areas and halls, plain finishes |
Rough electrical and plumbing, some service outlets, fixtures |
None |
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Good |
Good stucco or siding, some brick or stone trim, good roof |
Core finish only, some carpet, terrazzo, vinyl, adequate lobby |
Rough-ins, some good core ceiling and service fixtures |
None |
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Excellent |
Best stucco or siding, brick and stone trim, heavy basic structure |
Core lobby and service finishes, good stone, terrazzo, carpet |
Luminous lobby ceiling, good core lighting, service fixtures |
None |
Class S (Metal Frame and Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Average |
Sandwich panels, pre-engineered frame, adequate fenestration |
Some entry, service areas and halls, plain finishes |
Rough electrical and plumbing, some service outlets, fixtures |
None |
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Good |
Good sandwich panels on pre- engineered frame, good fenestration |
Core finish only, some carpet, terrazzo, vinyl, adequate lobby |
Rough-ins, some good core ceiling and service fixtures |
None |