Average Quality Multiple Residences will meet or exceed uniform building codes. By most standards, the quality of materials and workmanship is acceptable, but does not reflect custom craftsmanship. Such houses are usually built from stock plans with some exterior ornamentation. Interior finish is plain with few refinements.
Note: Enter the program with number of units in each building, not total units in total buildings.
The Average Quality Multiple Residence is best described by saying that it is a national average and not a local average. Average Quality Multiple Residence costs with in this program may be above average quality or even below average quality residences for your part of the country. What is average quality for one area of the country will not necessarily be the same for other areas.
In most areas, multiple-residences of Average Quality will be encountered more frequently than of other qualities. Roof slopes will increase, as well as the overhangs and complexity of the roof style. Better fenestration and ornamental trims are found on the street exposures. Floor plans shapes will be rectangular to ''L" shaped with some corners or indentations that add to the cost.
Many multiple 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.
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 footing and stem wall with continuous foundation or 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: 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: Adequate fenestration with a standard-grade sash, with some ornamentation on the walls. Framing can be either wood or steel studs.
Roof: Wood structure and sheathing.
Interior Finish:: Interior walls are taped and painted drywall. Ceilings are sprayed drywall with some enamel paint in kitchen and baths. Adequate wardrobe-type bedroom closets and guest closet, or shelved linen closet. Stock cabinets of paint grade, or vinyl or hardwood veneer in kitchen, with small pullman or vanity in bath. Laminated plastic, simulated marble, or ceramic tile countertops and splash. Medium grade, stock hollow core or flat panel interior doors and hardware. Softwood 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: Adequate number of outlets and standard-grade fixtures.
Plumbing: At this quality the default is five competitively priced, plain white fixtures per unit; may include any of the following: water heater, tile or fiberglass stall shower, toilet, lavatory, tub, tub with shower over, 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 stairways, adequate partitions, adequate electrical, and windows.
Basement Interior Finish: Vinyl composition-tile floor covering, painted walls, taped and painted drywall ceiling finish, adequate 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.