Good Quality Multiple Residences are above average and usually exceed uniform building codes. Good standard materials are used throughout, and workmanship is above average with some attention given to refinements and detail. Functional considerations are given to architectural design, and the exterior will include some ornamentation. Interiors are well finished, usually with some decorative wall coverings and selected fixtures.
NOTE: Enter the program with number of units in each building, not total units in total buildings.
Good Quality is our term for a multiple residence, which is above average. Such a residences could have easily been Rank 4, on a scale of 1 to 6, with Low Quality equal to Rank 1, Fair Quality equal to Rank 2, etc. It is just the next level in cost for residential housing. Good quality multiple residences are typical of the upper middle class and from the exterior, they frequently resemble the Very-Good Multiple Residence, but usually with less detail and workmanship in the interior.
This quality cost level could easily be Average Quality or Very-Good Quality in your area. The most important matter is where the cost lies for the multiple residence that is being appraised.
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. Sound control between units.
Floor Cover: Carpet, hardwood, vinyl composition tile, or vinyl sheet floor covering. 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: Wood or steel stud for frame with good fenestration using above-average-grade sash. Some wall ornamentation.
Roof: Wood or steel structure and sheathing.
Interior Finish:: Interior walls are taped and painted drywall with some wallpaper or paneling. Sound control between units. Ceilings are generally sprayed drywall with enamel-painted ceilings in kitchen and baths. Walk-in or sliding door wardrobe closets and guest closet. Ample linen and storage closets. Cabinets will have hardwood veneer. Ceramic tile or simulated marble countertops and splash. Good-grade hollow-core or panel doors. Well finished softwood base and casing.
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 some luminous fixtures.
Plumbing: At this quality the default is seven good-quality fixtures, white or standard color, per unit; may include any of the following: water heater, tile stall shower, toilet, lavatory, tub, tub with shower over, kitchen sink. Adjustments for any deviation from seven 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, moistureproof concrete slab floor with drain, the necessary columns and beams to support upper wood subfloor, well-constructed and painted softwood stairways, adequate partitions, storage areas, electrical outlets, and windows.
Basement Interior Finish: Good-quality vinyl composition-tile floor covering painted walls taped and painted drywall ceiling finish, good lighting, and incidental heating.
Parking Basement: Poured concrete walls finished ceiling, concrete slab, striping, stops, adequate lighting, and floor drains. Sprinklers and ventilation are not included.
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.