This occupancy, together with occupancy 989 (Interior Space, Apartment High Rise), allows you to individually price the shell and the tenant improvement costs for an apartment (in separate sections of the report). This provides an alternative to occupancy 300 (Apartment High Rise), which includes both the shell and tenant improvement costs.
High-rise apartment shells are structures with three or more stories of multiple dwelling units. The structures are built of all construction classes. Each dwelling unit consists of its own separate living area and kitchen facility. Normally, structures over three stories have elevators, but this depends on the height of the building and the need for transportation to the upper levels. These shell structures have finished lobby 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 5%. Although apartments 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 apartment costs are valid.
The following are not included in the costs: Appliances, fireplaces, canopies, balconies, 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: Yes
Marshall Valuation Service sections: 11 and 41.
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 |
55 |
55 |
50 |
45 |
-- |
-- |
-- |
45 |
-- |
|
Average |
55 |
55 |
50 |
45 |
-- |
-- |
-- |
45 |
-- |
|
Good |
60 |
60 |
60 |
50 |
-- |
-- |
-- |
50 |
-- |
|
Excellent |
60 |
60 |
60 |
50 |
-- |
-- |
-- |
50 |
-- |
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 989 (Interior Space, Apartment High Rise). 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 15% to 25%.
Class A (Fireproof Structural Steel Frame):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Low |
Very plain, brick or block, or low-cost concrete panels |
Drywall, paint or paper, acoustic ceilings, vinyl composition, plain lobby |
Minimum lobby lighting, few core extras |
None |
|
Average |
Little trim, brick, block, metal or concrete and glass |
Drywall or plaster, vinyl, terrazzo, carpet, adequate entry lobby |
Average-intensity core lighting, average service fixtures |
None |
|
Good |
Face brick, limestone, metal or concrete and glass panels |
Plaster, paneling, vinyl, good pavers, terrazzo, carpet, good entry & lobbies |
Good fluorescent core ceilings, adequate service fixtures |
None |
Class B (Reinforced Concrete Frame):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Low |
Very plain, brick or block or low-cost concrete panels |
Drywall, paint or paper, acoustic ceilings, vinyl composition, plain lobbies |
Minimum lobby lighting, few core extras |
None |
|
Average |
Little trim, brick, block, metal or concrete and glass |
Drywall or plaster, vinyl, terrazzo, carpet, adequate entry lobby |
Average-intensity core lighting, average service fixtures |
None |
|
Good |
Face brick, limestone, metal or concrete and glass panels |
Plaster, paneling, vinyl, good pavers, terrazzo, carpet, good entry & lobbies |
Good fluorescent core ceilings, adequate service fixtures |
None |
Class C (Masonry Bearing Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Low |
Masonry bearing walls, light rafters, minimum fenestration, very plain |
Drywall, paint or paper, acoustic ceilings, vinyl comp., plain lobbies |
Minimum lobby lighting, few core extras |
None |
|
Average |
Steel or concrete frame, or bearing walls, some trim |
Drywall or plaster, vinyl, terrazzo, carpet, adequate entry lobby |
Average-intensity core lighting, average service fixtures |
None |
|
Good |
Steel frame or bearing walls, brick/ conc. panels, some ornamentation |
Plaster, paneling, vinyl, good pavers, terrazzo, carpet, good entry & lobbies |
Good fluorescent core ceilings, adequate service fixtures |
None |
Class D (Wood or Steel Framed Exterior Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Low |
Low-cost siding or stucco, minimum fenestration, very plain |
Drywall, paint or paper, acoustic ceilings, vinyl comp., plain lobbies |
Minimum lobby lighting, few core extras |
None |
|
Average |
Frame and stucco, little trim, standard design |
Drywall or plaster, vinyl, terrazzo, carpet, adequate entry lobby |
Average-intensity core lighting, average service fixtures |
None |
|
Good |
Frame or bearing wall, good stucco or siding with trim |
Plaster, paneling, vinyl, good pavers, terrazzo, carpet, good entry & lobbies |
Good fluorescent core ceilings, adequate service fixtures |
None |
Class S (Metal Frame and Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Average |
Sandwich walls, fenestration to code, little trim |
Drywall or plaster, vinyl, terrazzo, carpet, adequate entry lobby |
Average-intensity core lighting, average service fixtures |
None |
|
Good |
Best insulated sandwich walls, good fenestration, good frame |
Plaster, paneling, vinyl, good pavers, terrazzo, carpet, good entry & lobbies |
Good fluorescent core ceilings, adequate service fixtures |
None |