This occupancy, together with occupancy 596 (Shell, 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.
The lower qualities typically have low-cost partitions, floor covers, minimal cabinetry, small open kitchen and one bath or a bath and one-half for each unit, regardless of the number of bedrooms. The better qualities have plaster, paneling, good detailing in molding and trim, high cost floor finishes, and full kitchen and dining rooms. Some of the special refinements found in the better qualities include intercoms, television jacks and antennas, and at least one bath per bedroom.
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: 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 |
-- |
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Average |
55 |
55 |
50 |
45 |
-- |
-- |
-- |
45 |
-- |
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Good |
60 |
60 |
55 |
50 |
-- |
-- |
-- |
50 |
-- |
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Excellent |
60 |
60 |
55 |
50 |
-- |
-- |
-- |
50 |
-- |
In addition to being an aid in selecting a building’s quality, 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 75% to 85%). For example, if you included 20% of the HVAC cost in the shell, you should enter 80% for the HVAC component in this occupancy.
Class A (Fireproof Structural Steel Frame) and Class B (Reinforced Concrete Frame):
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Quality |
Interior Finish |
Lighting & Plumbing |
HVAC |
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Low |
Low-cost partitions, paint, vinyl composition, low-cost carpet, minimal counters and shelving, small kitchen area, one bath per unit |
Adequate standard lighting and plumbing per good codes |
Hot water |
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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 |
Heat pump system |
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Good |
Plaster or drywall, good partitions, paneling, carpet, tile or vinyl, good room sizes, some good cabinetry and shelving, powder room |
Many good fixtures, TV jacks, good baths and kitchens |
Warm and cool air (zoned) |
Class C (Masonry Bearing Walls), Class D (Wood or Steel Framed Exterior Walls) and Class S (Metal Frame and Walls):
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Quality |
Interior Finish |
Lighting & Plumbing |
HVAC |
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Low |
Low-cost partitions, paint, vinyl composition, low-cost carpet, minimal counters and shelving, small kitchen area |
Minimum uniform code, one bath per unit |
Individual thru-wall heat pumps |
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Average |
Average drywall, vinyl composition, carpet, adequate shelving, counters, small dining area and kitchen, adequate bedrooms and bath |
Average fixtures and circuits, one bath per unit |
Forced air |
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Good |
Plaster or drywall, good partitions, paneling, carpet, tile or vinyl, good room sizes, some good cabinetry and shelving |
Good fixtures, many outlets, over one bath per unit |
Heat pump system |