These descriptions were designed to give the user increased flexibility to fine tune the cost multiplier generated by the model. Upgrades are a component of quality and the level of upgrades can vary widely from one property to the next even though the "bones" of the dwelling may be similar. For example, the subject may be a moderate quality tract house but has a kitchen that was remodeled with custom components. Perhaps you have a moderate quality tract house with a brand new slate roof and new dual glazed windows, or how about moderate quality with travertine or marble floors? We’ve all seen it. The possibilities seem infinite.
The goal is to estimate the cost to construct a suitable “replacement” - not to attempt to “reproduce” the current dwelling (i.e. it may be difficult to even find single-pane windows today), and this should be taken into account when estimating the current quality level.
This system uses a quality level scale from 1 – 8. One being the lowest quality and eight being the highest. Then 10 (point) increments may be selected between each level. In other words, if you felt the subject was somewhere between an overall quality level of 3 and 4, you could select 3.5. This system uses quality level 3, or “QL3” for average, which recognizes that there are commonly more levels of above "average" construction then there are below average. It's important to note that dwellings rated above Quality Level 8 are outside the scope of the DwellingCost tool, and the appraiser should develop cost estimates by completing a thorough breakdown of specific materials and labor costs, with insights from local experts.
Add 1-5 points for Overall Building Quality that exceeds the Expected Level
Add 1-3 points for Flooring Upgrades above the Expected Level
Add 1-3 points for Cabinets/Counter Quality above the Expected Level
Add 1-2 points for Appliances, Plumbing & Electrical Fixtures above the Expected Level.
Other things to consideration that factor into building cost: Site conditions A hillside site costs more to build on than a level site, however hillside sites often cost significantly less. Availability of utilities at the site can have a substantial impact on building cost. If the site has never been developed, one must determine the presence of utilities at the street or cost to provide them if they are not. If there is a public sewer line in the street, it is likely that the governing body will want the new dwelling connected to it. If the sewer bib (or T) for the property has not been installed in the street, the costs will be higher still. Local building codes that exceed the Uniform Building Code (UBC) can have a significant impact on building cost.
These dwellings are built using the least expensive materials available. They often have a shed or low-slope roof. These structures are the most basic design and some may not be suitable for year-round living. They are often constructed by individuals with little or no construction experience. The plumbing, electrical systems, and other mechanical equipment may be basic or nonexistent. Buildings of this type may also have substandard additions, with thinner walls, no attic space, basic roofing, minimal insulation, and no built-in appliances.
Dwellings with this rating emphasize cost-efficiency and essential functionality. They have a simple design, basic floor plans, low-cost windows & doors, and plain finishes. Constructed using fundamental building skills, these structures meet minimum building codes, using standard materials with few upgrades. They are often single-story with a low-slope roof and no attic space. The roof material is basic, and insulation is minimal. The interior features only essential elements, including standard appliances, plumbing, and electrical fixtures.
Moderate quality, tract-built level of construction employing readily accessible standard materials from local suppliers. Built by construction personnel with intermediate skills. This classification encompasses most tract-built structures, as well as one-of-a-kind dwellings of similar quality. Buildings identified with this quality rating meet or may surpass some requirements of applicable building codes. Utilization of standard or adapted building plans is employed, incorporating sufficient fenestration, along with a minor level of upgrades. Materials, craftsmanship, overall finish, and equipment align with stock or builder grade, potentially having some select enhancements.
Buildings identified with this quality rating meet or exceed the requirements of applicable building codes. Includes custom or tract-built homes that are enhanced with higher quality materials like upgraded flooring, stone counters, higher end appliances, roof materials with increased life expectancy, additional millwork, etc. Utilization of standard or adapted building plans is employed, incorporating improved fenestration, along with higher quality upgrades. Additionally, this category encompasses residences that were initially built with standard quality materials and methods but have since been renovated with higher quality materials.
Dwellings with this quality rating exhibit elevated craftsmanship and design, found in high-quality tract-built or custom-built structures. Characterized by significant exterior ornamentation, well-finished interiors, featuring upgraded materials that surpass standard options. These structures exceed building code requirements, with features such as higher ceilings, better insulated walls and ceilings, extensive millwork, and architectural features. They also include higher quality flooring, cabinets, counters, appliances, and fixtures, as well as roof materials with greater life expectancy.
Structures with this quality rating are usually custom designed to fit the unique needs and preferences of individual property owners. However, you may also find such dwellings in high-quality tract developments that include residences built from personalized or significantly upgraded plans. These houses feature intricate exterior ornamentation and refined interiors, showcasing meticulous attention to detail. The craftsmanship, materials, and finishes used throughout the dwellings are consistently of high or very high quality. These structures are constructed using the best available stock materials or specially selected elements and require the expertise of a highly skilled professional tradesperson.
Designed by highly regarded architects with meticulous attention to detail to create a structure that is aesthetically pleasing and exceedingly functional. The work of high-fee professionals specializing in custom residential construction, they far surpass building code standards with features like elevated ceilings, thicker walls and insulation, intricate millwork, and extensive architectural enhancements. Dwellings with this quality rating are crafted with premium, high quality construction materials sourced from specialty suppliers. They incorporate high-quality flooring, cabinets, countertops, appliances, equipment and fixtures, along with long-lasting roofing materials.
These meticulously designed structures, often created by well-known architects, reflect aesthetic elegance and exceptional functionality. Custom-built by high-fee professionals specializing in custom residential construction, usually requiring extensive research to locate and hire. These dwellings feature rigorous engineering and structural integrity with robust architectural ornamentation, refined finishes, elaborate millwork, expansive ceilings, and thick, well-insulated walls. They are crafted using the highest quality construction materials sourced from specialty suppliers.