Low-Rise Multiple Average Quality

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.

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.