This occupancy, together with occupancy 784 (Shell, Multiple Residence – Senior Citizen), 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 451 (Multiple Residence – Senior Citizen), which includes both the shell and tenant improvement costs.
The lower qualities typically have low-cost partitions, floor covers, and minimal cabinetry, designed for congregated living. The better qualities have plaster, paneling, good detailing in molding and trim designed for both independent and congregate living. Some of the special refinements found include task lighting, railings, intercoms, television jacks and antennas, emergency call systems and handicap units.
The following are not included in the costs: Fireplaces, built-in appliances and furnishings.
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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|
|
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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 interior space cost. Note that 100% of the HVAC costs have been included in this occupancy. If you allocated a prorated amount of the HVAC back to the shell cost, you should remove it from this interior space cost by selecting the appropriate HVAC component and entering an appropriate percentage of the total floor area (typically 80% to 90%). For example, if you included 15% of the HVAC cost in the shell, you should enter 85% for the HVAC component in this occupancy.
All Classes:
|
Quality |
Interior Finish |
Lighting & Plumbing |
HVAC |
|
Low |
Low-cost partitions, paint, vinyl composition, low-cost carpet, minimal counters and shelving, open kitchen offset |
Minimum lighting and plumbing per code |
Electric baseboard |
|
Fair |
Drywall, vinyl composition, carpet, adequate shelving, counters, small dining area and kitchen, adequate bedrooms and bath |
Adequate standard lighting and plumbing per code |
Forced air |
|
Average |
Average drywall, vinyl composition, carpet, adequate shelving, counters, small dining area and kitchen, adequate bedrooms and bath |
Adequate lighting/plumbing, phone and TV jacks, handicap units |
Hot water |
|
Good |
Plaster or drywall, good partitions, paneling, carpet, tile or vinyl, good room sizes, some good cabinetry and shelving |
Good lighting, one bath per bedroom, TV jacks, emergency call system |
Package AC |
|
Excellent |
High-cost partitions and wall and floor finishes, large dining area, kitchen, good master bedroom and bath, good cabinetry, closets, some extras, independent/congregate living |
Good lighting, and special plumbing fixtures, many outlets, some extras, TV jacks |
Heat pump system |