780 Shell, Motel

This occupancy, together with occupancy 998 (Interior Space, Motel), 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 343 (Motel), which includes both the shell and tenant improvement costs.

These shells are motels with three or fewer stories for multiple dwelling units. The light residential framed structures are built of class C, D, and S construction.

Shell structures have good finished offices, lobby, and some coffee shop or restaurant and meeting rooms commensurate with the size and the quality of the facility. These shell structures include common area finishes only, which are about 3% - 16%. Interior build-out costs can be added using occupancy 998 (Interior Space, Motel) in an additional section.

The following are not included in the costs: Elevators, interior apartment build-out, canopies, balconies, recreation equipment, swimming pools, yard improvements and any developers' or soft costs related to a type of ownership such as condominium.

Availability of Elevators by Area for this occupancy: No

Marshall Valuation Service sections: 12 and 42.

Occupancy Availability: Commercial Estimator only.

Typical Lives:

			Class
Quality	A	B	C	D	S
Low	--	--	35	30	30
Average	--	--	40	35	35
Good	--	--	45	40	40
Excellent	--	--	45	40	40

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 998 (Interior Space, Motel). 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 10% to 20%.

Class C (Masonry Bearing Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Cheap	Cheap block, no trim	Minimum finish, very plain, minimal core services	Rough electrical and plumbing	None
Low	Concrete block	Small office, carpet, vinyl composition tile	Rough electrical and plumbing, low-cost fixtures	None
Fair	Block or brick, standard front	Small core lobby, carpet, vinyl composition, no food services, small vending area	Rough-ins, standard fixtures, guest laundry, small lobby restrooms	None
Average	Common brick or block, little ornamentation, commercial style	Core lobby, few extras, carpet, vinyl composition, hospitality room	Adequate core lighting & plumbing	None
Good	Brick and stone trim, large glass areas, typical better chain motel	Good core lobby, good carpet, support services	Some good core lighting & plumbing fixtures	None
Excellent	Face brick, stone, metal and glass panels, highly decorative	Good core lobby, good carpet, good support services	Luminous lobby ceiling, good core lighting, many service fixtures	None

Class D (Wood or Steel Framed Exterior Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Cheap	Cheap siding, no trim	Minimum finish, very plain, minimal core services	Rough electrical and plumbing	None
Low	Siding or stucco	Small office, carpet, vinyl composition tile	Rough electrical and plumbing, low-cost fixtures	None
Fair	Siding or stucco, standard front	Small core lobby, carpet, vinyl composition, no food services, small vending area	Rough-ins, standard fixtures, guest laundry, small lobby restrooms	None
Average	Good stucco and siding, little ornamentation, commercial style	Core lobby, few extras, carpet, vinyl composition, hospitality room	Adequate core lighting & plumbing	None
Good	Brick and stone trim, large glass areas, typical better chain motel	Good core lobby, good carpet, support services	Some good core lighting & plumbing fixtures	None
Excellent	Face brick, stone veneer, metal and glass panels, highly decorative	Good core lobby, good carpet, good support services	Luminous lobby ceiling, good core lighting, many service fixtures	None

Class S (Metal Frame and Walls):

Quality	Exterior Walls	Interior Finish	Mechanicals	HVAC
Average	Insulated panels, some ornamentation	Core lobby, few extras, carpet, vinyl composition, hospitality room	Adequate core lighting & plumbing	None