779 Shell, Hotel - Limited Service

This occupancy, together with occupancy 997 (Interior Space, Hotel – Limited 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 595 (Hotel – Limited Service), which includes both the shell and tenant improvement costs.

These shell structures are three or more stories high, having multiple sleeping units and limited common area amenities. Limited service hotels include some lounge or recreation support facilities, lobby, laundry, storage and office space commensurate with the size and quality of the facility. These shell structures include common area finishes only, which are about 5%.

The following are not included in the costs: Canopies and balconies, swimming pools, furniture, fixtures and equipment (such as kitchen appliances, 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	40
Average	50	50	45	40	40
Good	55	55	50	45	45
Excellent	60	60	50	45	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 997 (Interior Space, Hotel - Limited 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, some carpet and tile, typical economy facility	Minimum lighting & plumbing, few core extras	None
Average	Face brick, metal, concrete or EIFS panels, plain exterior	Plaster/drywall and paint, good carpet, support services	Average lighting & plumbing, standard core fixtures	None
Good	Face brick, metal or good concrete or stucco panels	Typical good commercial or motor hotel, core services	Good lighting, and core plumbing fixtures	None
Excellent	Metal or stone, heat-absorbent or double glazing	Fine detail and carpet, good plaster and wall coverings, excellent 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, some carpet and tile, typical economy facility	Minimum lighting & plumbing, few core extras	None
Average	Face brick, metal, concrete or EIFS panels, plain exterior	Plaster/drywall and paint, good carpet, support services	Average lighting & plumbing, standard core fixtures	None
Good	Face brick, metal or good concrete or stucco panels	Typical good commercial or motor hotel, core services	Good lighting, and core plumbing fixtures	None
Excellent	Metal or stone, heat-absorbent or double glazing	Fine detail and carpet, good plaster and wall coverings, excellent 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, some carpet and tile, typical economy facility	Minimum lighting & plumbing, few core extras	None
Average	Block or brick, standard front, small lobby, vending area	Plaster/drywall and paint, good carpet, support services	Average lighting & plumbing, guest laundry and small lobby restrooms	None
Good	Brick, metal or concrete and glass, good trim and entrance	Typical good commercial or motor hotel, core services	Good lighting, and core plumbing fixtures	None
Excellent	Metal or concrete panels, stone, brick, individual design	Fine detail and carpet, good plaster and wall coverings, excellent 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, very plain	Small lobby, some carpet and tile, typical economy facility	Minimum lighting & plumbing, few core extras	None
Average	Siding or stucco, standard front, small lobby, vending area	Plaster/drywall and paint, good carpet, support services	Average lighting & plumbing, guest laundry and small lobby restrooms	None
Good	Brick veneer, EIFS, metal and glass, good entrance and trim	Typical good commercial or motor hotel, core services	Good lighting, and core plumbing fixtures	None

Class S (Metal Frame and Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Average	Insulated panels, some ornamentation	Plaster/drywall and paint, good carpet, support services	Average lighting & plumbing, guest laundry and small lobby restrooms	None