This occupancy, together with occupancy 983 (Interior Space, Multi. Res. – Elderly Assisted Living), 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 589 (Multiple Residence, Assisted Living), which includes both the shell and tenant improvement costs.
These shells are low-rise or garden apartments with three or fewer stories for multiple dwelling units. The light residential framed structures are built of class C, D, and S construction.
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 for the small recreation or lounge and laundry areas associated with congregate housing for the elderly, which are about 3% - 16%. Interior build-out costs can be added using occupancy 983 (Interior Space, Retirement Complex) 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.
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|
|
|
Class |
|
|
|
Quality |
A |
B |
C |
D |
S |
|
Low |
-- |
-- |
50 |
45 |
45 |
|
Average |
-- |
-- |
55 |
50 |
50 |
|
Good |
-- |
-- |
55 |
50 |
50 |
|
Excellent |
-- |
-- |
60 |
55 |
55 |
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 983 (Interior Space, Multi. Res. - Elderly Assisted Living). 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 |
|
Fair |
Block or brick, standard sash, asphalt shingle roof |
Small lobby and limited service finishes, carpet, vinyl composition tile |
Adequate core lighting and plumbing, alarm, minimum extra facilities |
None |
|
Average |
Brick or block, some trim, asphalt shingle or built-up roof |
Average lobby and support services, hardwood, vinyl composition, carpet |
Adequate core lighting/plumbing, few extra activity facilities |
None |
|
Good |
Good brick/stucco on block, good trim, roof structure and roofing |
Core lobby and service finishes, hardwood, vinyl composition, carpet |
Good core lighting/plumbing, some extras |
None |
|
Excellent |
Face brick, concrete/metal panels, good roof structure and roofing |
Core lobby and service finishes, good detail, some special care, good hardwood, vinyl and carpet |
Good core lighting, alarm system, some special plumbing fixtures |
None |
Class D (Wood or Steel Framed Exterior Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanical |
HVAC |
|
Low |
Low-cost stucco or siding, very plain, minimum fenestration |
Small lobby and limited service finishes, asphalt tile and low-cost carpet, minimum detail |
Minimum core lighting/plumbing, call system, per code |
None |
|
Fair |
Stucco or siding, standard sash, asphalt shingles or built-up rock |
Small lobby and limited service finishes, carpet, vinyl composition tile |
Adequate core lighting and plumbing, alarm, minimum extra facilities |
None |
|
Average |
Stucco or siding, some trim, average code construction |
Average lobby and support services, hardwood, vinyl composition, carpet |
Adequate core lighting/plumbing, few extra activity facilities |
None |
|
Good |
Good stucco/siding, some brick or stone trim, good roof |
Core lobby and service finishes, hardwood, vinyl composition, carpet |
Good core lighting/plumbing, some extras |
None |
|
Excellent |
Best stucco or siding, brick and stone trim, heavy basic structure |
Core lobby and service finishes, good detail, some special care, good hardwood, vinyl and carpet |
Good core lighting, alarm system, some special plumbing fixtures |
None |
Class S (Metal Frame and Walls):
|
Quality |
Exterior Walls |
Interior Finish |
Mechanical |
HVAC |
|
Average |
Sandwich panels, adequate fenestration |
Average lobby and support services, hardwood, vinyl composition, carpet |
Adequate core lighting/plumbing, few extra activity facilities |
None |
|
Good |
Good sandwich panels on pre- engineered frame, good fenestration |
Core lobby and service finishes, hardwood, vinyl composition, carpet |
Good core lighting/plumbing, some extras |
None |