Fair Quality Multiple Residences are usually constructed with minimum compliance to uniform building code. They are built from stock plans with little or no attention given to ornamentation or architectural design. Quality of materials and workmanship is below average and interior is plain with few refinements.
Note: Enter the program with number of units in each building, not total units in total buildings.
Remember that Fair Quality Multiple Residences could easily be the ''Average" standard quality for your area, as the cost in program is an average of averages.
Many multiple residences may require more than a casual view to determine the construction class, and an inspection of the interior must be made 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. The 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.
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.
Foundation: Concrete perimeter foundation with piers under interior bearing walls.
Floor Structure: Wood structure and subfloor or concrete on slab on first level and wood structure and subfloor on upper story floors.
Floor Cover: Inexpensive carpet and asphalt or vinyl composition tile. Floor cover costs are not included in the basic 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: Moderate fenestration with inexpensive sash. Framing can be either wood or steel studs.
Roof: Wood structure and sheathing.
Interior Finish:: Interior walls are taped and painted drywall. Ceilings are usually sprayed drywall with some enamel paint in kitchen and baths. Small bedroom closets with inexpensive wardrobe or hinged doors. Inexpensive stock cabinets of paint grade or vinyl veneer in kitchen with small pullman or vanity in bath. Laminated plastic or plain tile countertops with low splash. Stock hollow-core doors with inexpensive hardware. Inexpensive base and casings.
Note: Base interior wall height is 8'. 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: Minimum number of outlets and of low-cost fixtures.
Plumbing: At this quality the default is five competitively priced plain white fixtures per unit, which can include any of the following: water heater, stall shower, toilet, lavatory, tub, tub with shower over, or kitchen sink. Adjustments for any deviation from the five plumbing fixtures base, or to add plumbing rough-in should be made where appropriate.
Built-in Appliances: None are included in the basic 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.
Unfinished Basement: Poured concrete walls, concrete slab floor, the necessary columns and beams to support upper wood subfloor, softwood stairway with open risers, minimal partitioning and number of electrical outlets.
Basement Interior Finish: Asphalt or inexpensive vinyl composition-tile floor covering painted walls, fiberboard ceiling, minimum lighting and incidental heating.
Parking Basement: Poured concrete walls, slab floor, striping, minimum excavation, lighting, floor drains, finished ceiling.
Garage: Concrete slab floor, overhead doors. Conforms to multiple residence in both quality and construction.
Open Carport: Concrete slab and structural supports. Detached also includes roof and cover. Prefabricated type.