Low-Rise Multiple Good Quality

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.

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.