778 Shell, Hotel - Full Service

This occupancy, together with occupancy 996 (Interior Space, Hotel-Full Service), 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 594 (Hotel-Full Service), which includes both the shell and tenant improvement costs.

These shell structures are three or more stories high, having multiple sleeping units without individual kitchen facilities. Where the ground floor is entirely divided into stores and shops, use occupancy 353 (Retail Store) for that floor. The size of the support facilities, e.g., restaurants, bars, meeting space, etc., is largely dependent on the size and capacity of the facility rather than the quality of the improvements. Lobby, lounges, restaurants, ballrooms, meeting rooms, kitchens, laundry, storage facilities and office areas are commensurate with the building class and quality chosen. These shell structures include common area finishes only, which are about 10%.

The following are not included in the costs: Canopies and balconies, swimming pools, furniture, fixtures and equipment (such as bars, counters or seating, kitchen equipment, etc.) that are not permanently attached under the general building contract.

Use occupancy 552 (Recreational Enclosure) for pool enclosure buildings.

Availability of Elevators by Area for this occupancy: Yes

Marshall Valuation Service sections: 11 and 41.

Occupancy Availability: Commercial Estimator only.

Typical Lives:

			Class
Quality	A	B	C	D	S
Low	50	50	45	40	--
Average	55	55	50	45	--
Good	60	60	50	45	--
Excellent	60	60	50	45	--

Quality Selection Guide:

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 996 (Interior Space, Hotel - Full Service). 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	Brick, concrete block, metal stud panels, little ornamentation	Small lobby, coffee shop, minimum transient facilities	Minimum lighting & plumbing, few core extras	None
Average	Face brick, metal, concrete or stucco panels, plain exterior	Typical good transient or average business hotel, adequate lobby	Average lighting & plumbing, standard core fixtures	None
Good	Face brick, metal or concrete panels, individual design	Good detail, carpeted, highly decorated lobby	Best lighting, and top quality core plumbing	None
Excellent	Best metal or stone, heat-absorbent or double glazing	Good plaster, carpet, wall coverings, fine detailed lobby	Best lighting, and top quality core plumbing	None

Class B (Reinforced Concrete Frame):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Brick, concrete block, synthetic plaster, little ornamentation	Small lobby, coffee shop, minimum transient facilities	Minimum lighting & plumbing, few core extras	None
Average	Face brick, metal, concrete or stucco panels, plain exterior	Typical good transient or average business hotel, adequate lobby	Average lighting & plumbing, standard core fixtures	None
Good	Face brick, metal or concrete panels, individual design	Good detail, carpeted, highly decorated lobby	Good lighting, and core plumbing fixtures	None
Excellent	Best metal or stone, heat-absorbent or double glazing	Good plaster, carpet, wall coverings, fine detailed lobby	Best lighting, and top quality core plumbing	None

Class C (Masonry Bearing Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Brick or concrete block	Small lobby, coffee shop, minimum transient facilities	Minimum lighting & plumbing, few core extras	None
Average	Brick, stucco on block, some front ornamentation	Typical good transient or average business hotel, adequate lobby	Average lighting & plumbing, standard core fixtures	None
Good	Brick, metal or concrete and glass, good trim and entrance	Good detail, carpeted, highly decorated lobby	Good lighting, and core plumbing fixtures	None
Excellent	Best metal or concrete panels, stone, face brick	Good plaster, carpet, wall coverings, fine detailed lobby	Best lighting, and top quality core plumbing	None

Class D (Wood or Steel Framed Exterior Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Low	Stucco or siding	Small lobby, coffee shop, minimum transient facilities	Minimum lighting & plumbing, few core extras	None
Average	Stucco or siding, brick trim, some front ornamentation	Typical good transient or average business hotel, adequate lobby	Average lighting & plumbing, standard core fixtures	None
Good	Brick veneer, metal and glass, good entrance and trim	Good detail, carpeted, highly decorated lobby	Good lighting, and core plumbing fixtures	None
Excellent	Best masonry veneer, metal and glass panels, highly decorative	Good plaster, carpet, wall coverings, fine detailed lobby	Best lighting, and top quality core plumbing	None