This occupancy, together with occupancy 982 (Interior Space, Retirement Complex), 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 710 (Retirement Community Complex), 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.
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 for the lounges, craft and game areas, beauty parlor and therapy rooms and fitness rooms, facilities for Alzheimer’s or dementia patients, which are about 3% - 16%. Interior build-out costs can be added using occupancy 983 (Interior Space, Retirement Complex) in an additional section.
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.
|
|
|
|
Class |
|
|
|
Quality |
A |
B |
C |
D |
S |
|
Low |
-- |
-- |
50 |
45 |
45 |
|
Average |
-- |
-- |
55 |
50 |
50 |
|
Good |
-- |
-- |
55 |
50 |
50 |
|
Excellent |
-- |
-- |
60 |
55 |
55 |
In addition to being an aid in selecting a building’s rank, 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 982 (Interior Space, Retirement Complex). 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 |
|
Low |
Block or brick, standard sash, asphalt shingle roof |
Small core lobby and limited service finishes, carpet, vinyl composition tile |
Adequate core lighting & plumbing, alarm, good activity facilities |
None |
|
Fair |
Brick or block, some trim, asphalt shingle or built-up roof |
Average core lobby and support services, hardwood, vinyl composition, carpet |
Adequate core lighting & plumbing, complete fitness/care facilities |
None |
|
Average |
Good brick/stucco on block, good trim, roof structure and roofing |
Core lobby and service finishes, hardwood, vinyl composition, carpet |
Good core lighting & plumbing, good extras |
None |
|
Good |
Face brick, concrete/metal panels, good roof structure and roofing |
Core lobby and service finishes, good detail, some special care |
Good core lighting, alarm, some special fixtures |
None |
Class D (Wood or Steel Framed Exterior Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Low |
Stucco or siding, standard sash, asphalt shingles or built-up rock |
Small core lobby and limited service finishes, carpet, vinyl composition tile |
Adequate core lighting & plumbing, alarm, good activity facilities |
None |
|
Fair |
Stucco or siding, some trim, average code construction |
Average core lobby and support services, hardwood, vinyl composition, carpet |
Adequate core lighting & plumbing, complete fitness/care facilities |
None |
|
Average |
Good stucco/siding, some brick or stone trim, good roof |
Core lobby and service finishes, hardwood, vinyl composition, carpet |
Good core lighting & plumbing, good extras |
None |
|
Good |
Best stucco or siding, brick and stone trim, heavy basic structure |
Core lobby and service finishes, good detail, some special care |
Good core lighting, alarm, some special fixtures |
None |
Class S (Metal Frame and Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanicals |
HVAC |
|
Fair |
Sandwich panels, adequate fenestration |
Average core lobby and support services, hardwood, vinyl composition, carpet |
Adequate core lighting & plumbing, complete fitness/care facilities |
None |
|
Average |
Good sandwich panels on pre-engineered frame, good fenestration |
Core lobby and service finishes, hardwood, vinyl composition, carpet |
Good core lighting & plumbing, good extras |
None |