This occupancy, together with occupancy 999 (Interior Space, Motel – Extended Stay), 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 588 (Extended Stay - Motel), which includes both the shell and tenant improvement costs.
These shells are extended-stay motels with three or fewer stories for multiple dwelling units. The light residential framed structures are built of class C and D construction. Each dwelling unit consists of its own separate living area, bath, and kitchen facility.
Better shell structures have good finished lobbies, recreation and service areas, interior hall access to dwelling units and some type of stairway for fire exit. These shell structures include common area finishes only, which are about 3% - 16%. Interior build-out costs can be added using occupancy 999 (Interior Space, Motel – Extended Stay) 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.
|
|
|
|
Class |
|
|
|
Quality |
A |
B |
C |
D |
S |
|
Low |
-- |
-- |
35 |
30 |
-- |
|
Average |
-- |
-- |
40 |
35 |
-- |
|
Good |
-- |
-- |
45 |
40 |
-- |
|
Excellent |
-- |
-- |
45 |
40 |
-- |
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 999 (Interior Space, Motel - Extended Stay). 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 |
Mechanical |
HVAC |
|
Low |
Block or cheap brick, low-cost roof, budget type |
Small office, VCT, carpet |
Rough electrical and plumbing, low-cost fixtures |
None |
|
Fair |
Block or brick, standard to better economy motel |
Small office and interior corridor, carpet, vinyl composition |
Rough-ins, standard fixtures, guest laundry, small lobby restrooms |
None |
|
Average |
Common brick or block, little ornamentation |
Good lobby, few extras, carpet, VCT |
Adequate core lighting & plumbing |
None |
|
Good |
Brick and stone trim, good glass areas, typical upscale motel |
Good lobby and support services, good carpet |
Some good core lighting & plumbing fixtures |
None |
|
Excellent |
Face brick, stone trim, some decoration, good chain motel |
Good lobby and support/recreation services, good carpet |
Luminous lobby ceiling, good core lighting, many service fixtures |
None |
Class D (Wood or Steel Framed Exterior Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanical |
HVAC |
|
Low |
Low-cost siding, roof, budget type |
Small office, VCT, carpet |
Rough electrical and plumbing, low-cost fixtures |
None |
|
Fair |
Siding or stucco, standard to better economy motel |
Small office and interior corridor, carpet, vinyl composition |
Rough-ins, standard fixtures, guest laundry, small lobby restrooms |
None |
|
Average |
Good stucco and siding, little ornamentation |
Good lobby, few extras, carpet, VCT |
Adequate core lighting & plumbing |
None |
|
Good |
Brick veneer, EIFS, good glass areas, typical upscale motel |
Good lobby and support services, good carpet |
Some good core lighting & plumbing fixtures |
None |
|
Excellent |
Face brick veneer, stone trim, some decoration, good chain motel |
Good lobby and support/recreation services, good carpet |
Luminous lobby ceiling, good core lighting, many service fixtures |
None |