This occupancy, together with occupancy 492 (Shell, Office Building), allows you to individually price the shell and the tenant improvement costs for an office building (in separate sections of the report). This provides an alternative to occupancy 344 (Office Building), which includes both the shell and tenant improvement costs.
Office building build-out finish costs include typical partition density and finishes commensurate with the quality. Floor finishes are carpet, terrazzo or vinyl. Ceiling finishes vary with the quality. Luminous ceilings and high intensity fluorescent lighting are found in the better qualities.
Most offices have a combined heating and cooling system while the lower cost structures have heating only.
The following are not included in the costs: Signs and office furnishings or equipment.
Availability of Elevators by Area for this occupancy: No
Marshall Valuation Service sections: 15 and 45.
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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 |
50 |
45 |
40 |
-- |
-- |
40 |
40 |
-- |
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Average |
55 |
55 |
50 |
45 |
-- |
-- |
45 |
45 |
-- |
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Good |
60 |
60 |
55 |
50 |
-- |
-- |
50 |
50 |
-- |
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Excellent |
60 |
60 |
55 |
50 |
-- |
-- |
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 20% to 40%). For example, if you included 70% of the HVAC cost in the shell, you should enter 30% 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, suspended ceiling, vinyl composition, low-cost carpet, minimal counters and shelving, low-density build-out, minimum workletter finishes |
Minimum lighting and outlets, few extras, small break room |
Warm and cool air (zoned) |
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Average |
Average drywall or plaster, acoustic tile, vinyl composition or carpet, adequate shelving and counters, small reception area, few plain meeting rooms, typical clerical |
Adequate lighting and outlets, average break room and fixtures |
Warm and cool air (zoned) |
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Good |
Good plaster, partitions, paneling, suspended acoustic, carpet, tile or vinyl, good reception and meeting-room space, good cabinetry, some communication room build-out |
Good fluorescent lighting, wiring, outlets and cabling, some extras |
Hot and chilled water (zoned) |
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Excellent |
High-cost partitions, insulated, many private suites, high-density build-out, many workstations, best conference and reception finishes, standard administrative areas |
Good private office lighting and restrooms, best upgrades |
Hot and chilled water (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, suspended ceiling, vinyl composition, low-cost carpet, minimal counters and shelving, low-density build-out |
Minimum lighting and plumbing, few extras, small restrooms |
Electric wall heaters |
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Average |
Average drywall, acoustic tile, vinyl composition or carpet, adequate shelving, counters, small reception area, few plain management and meeting rooms, typical clerical |
Adequate lighting and outlets, average restrooms and fixtures |
Forced air |
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Good |
Plaster or drywall, good partitions, paneling, suspended acoustic, carpet, tile or vinyl, good reception and meeting-room space, some good cabinetry and management offices |
Good fluorescent lighting, outlets, average break room and fixtures |
Package AC |
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Excellent |
High-cost partitions, conference and reception finishes, standard administrative areas, good workstations, break room, some private suites, high-density build-out |
Good fluorescent lighting, wiring, outlets and cabling, good extras |
Warm and cool air (zoned) |