Residences of Low Quality are of low-cost construction and meet minimum building code requirements. Interior and exterior finishes are plain and inexpensive with little or no attention given to detail. Architectural design is concerned with function, not appearance. Minimum roof pitch, roof overhang and fenestration will be encountered. Straight walls only, without indentations, simple box shape overall.
In areas without building code controls, marginal housing may have been constructed which would be considered substandard by today's codes and the cost to reproduce these structures may be 20% to 40% below the Low-quality base cost.
Many residences may require more than a casual view to determine the construction class, and an inspection must be made of the interior for reliable determination of quality. However, the experienced appraiser will notice the details of workmanship, design and exterior-finish materials, which often indicate the quality to be found inside.
Some items which affect the cost and which may be observed from the exterior are roof pitch and type. Costs of shed, gable and hip roofs generally ascend in that order. Typically, a cut-up roof requires more labor and materials than a simply designed roof.
Eave soffits and gutters, or their absence, and the trim and ornamentation should be observed, as well as the quantity and quality of fenestration.
In most cases, the interior improvements will be commensurate with the exterior, but even when they are not, the exterior design and finish have a great effect on the cost.
Tract developments, where a large number of identical or similar dwellings are built at one time, may effect savings in construction costs. However, in evaluating a single residence in a tract, the appraiser must use his own judgment as to whether there was a saving which is pertinent to his specific appraisal.
Summary: Fenestration, roof pitch, design, materials and workmanship are the major indicators of cost from an exterior view. Fireplaces, porches and appliances are separate items not considered in the quality of the house, although they may be indicative of the quality of other structural items. Interiors may not conform to the exterior quality. The costs included in this program are derived from construction costs of many buildings and are medians of cost ranges.
The following will further describe building components at this quality of construction.
Residence
Foundation: A continuous concrete perimeter foundation and piers.
Floor Structure: Wood structure and subfloor or concrete slab on grade for ground level, all upper floors are wood structure and subfloor.
Floor Insulation: Not included in the basic residence cost, add where needed. Three levels of floor insulation are available, for mild, moderate and extreme climates.
Floor Cover: Inexpensive carpet, and asphalt or vinyl composition tile floor cover is used. Floor cover is not included in the basic residence cost. The Floor Cover Allowance is a weighting of those floor coverings typically found at this quality and can be used if floor cover is not itemized.
Exterior Wall: Minimum fenestration with inexpensive sash with little or no trim. Framing can be either wood or steel studs.
Roof: Wood rafters or prefabricated trusses with plywood or other inexpensive sheathing. Roof slope is usually less than 4 in 12 with no eaves.
Interior Finish: Walls are inexpensive taped drywall with paint or textured finish. Kitchen and baths may have enamel painted ceiling and walls. Cabinets are paint-grade wood or vinyl veneer with low-cost laminated plastic countertops. Doors are hollow core with low-cost hardware. Minimal amount of closet space.
Note: Base interior wall height is 8' (except for Excellent Quality). For each foot of variation, the program will add to or deduct from the base cost only, 4% for all masonry exterior walls including masonry veneers and 3% for frame exterior walls.
Electrical: A minimum number of outlets and low-cost lighting fixtures.
Plumbing: The default at this quality is five competitively priced white plumbing fixtures with one plumbing rough-in are included in the basic residence cost. The fixtures can include any of the following: water heater, laundry tray, stall shower, toilet, lavatory, tub, tub with shower over, or kitchen sink. Adjustments should be used for any deviation from five fixtures and a rough-in.
Built-in Appliances: None are included in the basic residence cost. The Built-in Appliance Allowance is a weighting of those typically found at this quality level and can be used when appliances are not itemized.
Fireplaces: None are included in the basic residence cost. Add as needed.
Basements
Unfinished: Using the Group Section costs are provided for two common basement wall types: poured concrete and concrete block. Four wall thicknesses are available to choose from: 6 inches, 8 inches, 10 inches or 12 inches. The costs also include a concrete slab floor, floor drain, wood or steel pipe columns to support the living area above, a minimum number of electrical outlets, windows, and an open-riser, softwood stairway. The cost for a basement is not included in the basic residence cost.
Finished: Two types of finish are provided, both of which are additive costs to be used in conjunction with the unfinished basement cost and should be applied only to that portion which is finished.
Minimal Finish: The minimal basement finish includes asphalt or vinyl composition tile floor covering, fiberboard ceiling, painted walls, minimum electrical lighting and incidental heating. The minimal-finish basement cost should be used in conjunction with an unfinished basement cost.
Partitioned Finish: The partitioned basement finish is somewhat similar in both quality of materials and workmanship to that of the basic residence. It is fully partitioned for recreation room, bedroom, laundry room, bathrooms, etc. The costs include ceiling, wall and floor finishes and electrical lighting, as well as heating (allowance for additional ducts and room registers). The cost should be used in conjunction with an unfinished basement cost.
Porches and Breezeways
Porches and breezeways are similar in quality of both material and workmanship to the residence, and are to be priced per square foot of floor area. Costs are provided for three types of floor structures, three types of wall enclosures, a roof and ceiling finish. Floor cover is not included and can be priced from the residence floor cover costs.
Garages and Carports
Garage: Garage costs include a light concrete slab floor and an overhead door, which conform to the basic residence in both quality and construction. For garages with asphalt floors, use the asphalt (this will be a deduction) adjustment.
Detached garages are freestanding, and costs do not include any interior finish. Attached garages share a common wall with the residence, and costs include interior finish for only that wall which is common. Built-in garages have living area both adjacent to and above, and costs include finish for all common surfaces. The Add for Finish costs includes the necessary wall and/or ceiling finish to finish all interior surfaces. All costs are based on square footage of floor area. Basement garage costs are Lump-sum Adjustments and are to be used in conjunction with unfinished basement costs. Both the ceiling and the common wall are finished.
Area over Garages: If the area over an attached garage has interior finish equal to rest of the residence, include that area in the total square footage of the residence and price the garage as a built-in. If this area has minimal (bonus room) or no finish (storage attic), use the attached garage component with full partial living area above. Add for minimal finish, stairs, plumbing, floor cover, etc., as needed.
For living area over a detached garage, use the full exterior walls and high-pitched roof (gable ends). Add for finish: minimal, recreation room or apartment room, also stairs, plumbing, floor cover, etc.
Carport: Carports are a cost per square foot of floor area. Costs include roof cover and structure, necessary structural supports, and concrete slab. The shed or flat roof structure is two-dimensional, and the gable roof structure is a three-dimensional, trussed roof system. For carports with asphalt floors, use the asphalt (this will be a deduction) adjustment.