Residential Outbuildings Overview 6 - SAMAsama.sk.ca/11costguide/pdfs/11chapter6.pdf · Residential...

Residential Outbuildings Overview 6.1

Date: 01/2011 SAMA’s 2011 Cost Guide (Non-Regulated) Page: 1

Summary This chapter contains procedures for the valuation of residential outbuildings, including garages, sheds, verandahs, solariums, decks, patios, breezeways, lofts, swimming pools and swimming pool enclosures. SAMA’s 2011 Cost Guide provides directions for the valuation of property by the cost approach; it does not have the force of law. Copyright This chapter is a derivative work based on the “Residential Cost Handbook” which is the copyrighted material of Marshall & Swift/Boeckh © 2010. This chapter has been reproduced under license granted by and with the permission of Marshall & Swift/Boeckh. Unauthorized reproduction of this chapter is expressly prohibited.

Residential Outbuildings Overview 6.1


Residential Outbuildings Garage 6.2


Occupancy Description Attached Garage A building for the storage of cars, trucks, or other light vehicles, that is connected to another building or structure, such as a residential dwelling, and constructed to a similar construction standard as residential buildings and structures. An attached garage is connected to the adjoining building or structure along one or two walls, with the common wall being a structural component of the adjoining building. The construction quality of an attached garage is generally equivalent to the building or structure to which it is attached. Common sizes provide for the storage of one or two vehicles, with one overhead door or the equivalent for each vehicle space, and one or two pedestrian entry doors, of which one may be a direct entry into the adjoining building or structure. Detached Garage A free standing building for the storage of cars, trucks, or other light vehicles, that is constructed to a similar construction standard as residential buildings and structures. A detached garage may have other buildings or structures attached to it, such as a breezeway, carport, or lean-to shed, with the common wall being a structural component of the detached garage. Common sizes provide for the storage of one or two vehicles, with one overhead door or the equivalent for each vehicle space, and one or two pedestrian entry doors. Variations Built-In Garage An attached garage integrated into the lower level of a multi-level building or structure, such as a residential dwelling, and connected along one or two walls with the multi-level building or structure. Both the common walls and the ceiling of a built-in garage are structural components of the multi-level building with which it is integrated. When calculating the replacement cost new of a built-in garage, remove the value of the roof for that portion of the built-in garage that is located under the multi-level building or structure. When calculating the replacement cost new of the multi-level building or structure, remove the value of the foundation for that portion of the multi-level building or structure that is located over the built-in garage. Basement Garage Garages that are integrated into the structural components of a basement, with no portion of the garage extending from the basement. Basement garages are valued as an additional feature in accordance with the calculation procedures in No. 5.10.



Two-Storey Garage (2STYFUL; HPITCHED) A detached garage with a second or upper storey with living area above the garage. When calculating the replacement cost new of a two-storey garage with living area above the garage use the following type variations instead of the detached garage wall height adjustment:

• for living area with full exterior walls use 165% of the detached garage structure rate (2STYFUL), and

• for living area with a high-pitched roof use 135% of the detached garage structure rate (HPITCHED).

Finished Rooms in Garages Garage rooms in an attached or detached garage, or above a detached garage, with interior finish that is similar to the residential dwelling standards for basement rooms should be valued in accordance with the valuation procedures in No. 5.11. The floor area of a finished room in a garage is measured to the inside finished surface of the exterior walls. Missing Wall When calculating the replacement cost new of a detached garage, shed or lean-to that is attached to another building or structure:

• determine the percentage of the perimeter of the building that is missing; and • calculate the missing wall factor using the formula:

1 - ((percent missing ÷ 100) x 0.50)

Loft A loft floor may be used in conjunction with a detached garage. Value in accordance with the valuation procedures in No. 6.13. Wall Height The standard wall height for attached and detached garages is 8 feet. An adjustments for wall heights greater or less than 8 feet is made by application of the wall height adjustment factor. The garage wall height adjustment is determined by calculating the height from the top of the floor to the top of the exterior wall in a one storey structure. For unusual or high pitched roofs, the effective wall height may be calculated by dividing the cubic interior area of the building by the floor area.



Garage Wall Height Adjustment

Interior Finish

Type Description Attached Garage Factor

Detached Garage Factor

Built-In Garage Factor

Unlined Neither the walls nor ceiling is insulated or lined. Wall studs and roof rafters are exposed.

1.00 1.00 1.00

Lined

Most or all of the walls and ceiling are covered with plywood, wallboard, drywall or equivalent materials, and may also be insulated.

1.23 1.20 1.09

Electrical Adequate electrical is provided for in the base rate for garages. A further adjustment for electrical is not made. Heating When a separate heating system is installed in a garage, value the heating system at $1,275.

Wall Height (ft.) Attached & Built-In Garage Factor

Detached Garage Factor

< 5 0.88 0.82

6 0.92 0.88

7 0.96 0.94

8 1.00 1.00

9 1.04 1.06

10 1.08 1.12

11 1.12 1.18

12 1.16 1.24

13 1.20 1.30

14 1.24 1.36

15 1.28 1.42

16 1.32 1.48

17 1.36 1.54

18 1.40 1.60

19 1.44 1.66

> 20 1.48 1.72



Plumbing When plumbing is installed in a garage, value the plumbing in accordance with the valuation procedures in No. 4.11. Attached Garage Classification Guidelines Footings and Foundation: Continuous perimeter poured concrete footings, 8" wide foundation wall (grade beam) where necessary. Reinforcing steel and sulphate resistant concrete. Pilings will be common on better quality garages. Floor: Adequate sand and gravel base, wire mesh reinforcement, and 3" to 4" smooth trowelled concrete floor and apron. Exterior Walls: Construction grade 2"x4" studs at 16" o.c. or 2"x6" at 24" o.c. plywood, aspenite, O.S.B. or equivalent sheathing covered with cedar, stucco, X-90 or equivalent siding. Masonry veneer will be evident on better quality structures. Roof: 2"x4" - 24" o.c. or 2"x6" - 24" o.c. rafters or equivalent in roof trusses. Plywood roof sheathing, O.S.B. or equivalent with overhang to match residence, asphalt shingles or equivalent.

Quality Description Factor

AA For excellent quality garages normally attached to “AA” quality residences. Will complement residence with design and materials used.

1.21

A For good quality garages normally attached to “A” quality residences. Generally contractor built at the same time as the residence.

1.12

B For average to good quality garages normally attached to “B” quality residences. Generally contractor built at the same time as the residence, or added later.

1.00

C

For fair quality garages normally attached to “C” quality residences. Most often owner built. May or may not have a grade beam foundation. Construction and style may conform to that of the residence.

0.86

D

For poor quality garages that are normally owner built, usually poorly attached and often lack the finish to conform to the residence to which they are attached. May be built on a light concrete slab without pilings or grade beam, or gravel floor.

0.60



Attached Garage Structure Rate Total Rateable

Area (sq.ft.)Rate

($/sq.ft.)< 200 24.55

400 20.64

600 19.32

800 17.89

1,000 17.05

Extension Rate 16.30

Attached Garage Calculation Procedure

Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.2 5

b) Structure Rate Factors = (b1 x b2 x b3 x b4) b1. Quality Factor 6.2 4

b2. Interior Finish Factor 6.2 3

b3. Wall Height Factor 6.2 2-3 b4. Masonry Factor 4.10 1-2

c) Value Subtotal = (a x b)

d) Incomplete Construction Factor 3.8 1-2 e) Adjusted Structure Rate = c - (c x d)

f) Section Area g) Additional Features = (g1 + g2 + g3 + g4 - g5 - g6)

g1. Heating 6.2 3 g2. Plumbing Fixtures 4.11 1-2 g3. Fireplaces and Wood Burning Stoves 4.14 1-3 g4. Hot Tubs 4.15 1 g5. Floor Structure 4.7 1 g6. Roof Structure 4.8 1

h) Replacement Cost New = (e x f) + g After the replacement cost new (RCN) has been calculated, the assessed value for residential buildings and structures is determined using the calculation procedures in No. 3.2.



Detached Garage Classification Guidelines Quality Description Factor

A Good garage, generally contractor built, showing good finishing, boxed eaves, rain gutters and down spouts, etc. Foundation ... Adequate continuous perimeter concrete footings. 3" to 4" concrete floor over adequate gravel base. Exterior ... Construction grade 2"x4" studs at 16" or 2"x6" - 24" o.c. plywood, O.S.B. or equivalent sheathing covered with good cedar siding, stucco or equivalent. Roof ... 2"x4" rafters at 16" or 2"x6" - 24" o.c. or trusses of similar dimensions. Plywood or equivalent roof sheathing covered with asphalt shingles or equivalent roof material. Doors and Windows ... Good quality overhead door, typically one overhead door in a single garage and two single overhead doors or large single overhead door in a double garage, good pedestrian door and adequate windows. Interior ... Adjustment can be made if most or all of interior is lined. Electrical ... May or may not have electrical.

1.12

B Average quality garage, generally contractor built or may be owner built. Finishing will not be quite as good as A quality garages. Foundation ... Adequate continuous perimeter concrete footings. 3" to 4" concrete floor over adequate gravel base. Exterior ... Construction grade 2"x4" studs at 16" or 2"x6" - 24" o.c. covered with stucco or equivalent siding material. May or may not have a sheathing of plywood, O.S.B. or equivalent. Roof ... 2"x4" - 16" o.c. or 2"x6" - 24" o.c. rafters or trusses covered with plywood, O.S.B. or equivalent roof sheathing material, asphalt shingles or equivalent roof cover material. Doors and Windows ... Average quality overhead door, one in single, two doors or large double door in two car garage. Will have average windows and pedestrian door. Interior ... Adjustment can be made if most or all of interior is lined. Electrical ... May or may not have electrical.

1.00




C Fair garage, fair construction technique and finishing is evident throughout. Foundation ... Floating 3" to 4" concrete slab. Exterior ... Construction grade 2"x4" studs at 16" or 24" o.c. covered with single skin plywood or other low cost equivalent exterior. Roof ... Adequate rafters, plywood or equivalent sheathing covered with minimum quality asphalt shingles or equivalent. Typically unfinished soffit. Doors and Windows ... Hinged door or low cost overhead, pedestrian door, cheap windows. Interior ... Usually open stud. Adjustment can be made if most or all of interior is lined. Electrical ... May or may not have electrical.

0.86

D Poor garage or shed-type building.Foundation ... Wood sills on dirt, usually no concrete floor but can be rated if found.. Exterior ... Wall structure similar to C quality. Roof ... Roof structure similar to C quality - may have rolled roofing or wood shingles. Doors and Windows ... Hinged door, low cost overhead and low cost pedestrian door. Interior ... Open stud construction throughout. Adjustment can be made if most or all of interior is lined. Electrical ... May or may not have electrical.

0.60

Detached Garage Structure Rate

Total Rateable Area (sq. ft.)

Rate ($/sq. ft.)

< 200 34.35

400 26.28

600 23.10

800 21.22

1,000 20.25




Detached Garage Calculation Procedure

After the replacement cost new (RCN) has been calculated, the assessed value for residential buildings and structures is determined using the calculation procedures in No. 3.2.

Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.2 7 b) Structure Rate Factors = (b1 x b2 x b3 x b4 x b5 x b6)

b1. Quality Factor 6.2 6-7 b2. Interior Finish Factor 6.2 3 b3. Wall Height Factor 6.2 2-3 b4. Missing Wall Factor 6.2 2 b5. Masonry Factor 4.10 1-2 b6. Two-Storey Garage Factor 6.2 2

c) Value Subtotal = (a x b) d) Incomplete Construction Factor 3.8 1-2 e) Adjusted Structure Rate = c - (c x d) f) Section Area g) Additional Features = (g1 + g2 + 3 + g4 - g5 - g6)

g1. Heating 6.2 3 g2. Plumbing Fixtures 4.11 1-2 g3. Fireplaces and Wood Burning Stoves 4.14 1-3 g4. Hot Tubs 4.15 1 g5. Floor Structure 4.7 1 g6. Roof Structure 4.8 1

h) Replacement Cost New = (e x f) + g

“AA” Quality Attached “A” Quality Attached



“A” Quality Attached “B” Quality Attached

“C” Quality Attached

“A” Quality Detached “B” Quality Detached



“C” Quality Detached “D” Quality Detached

Residential Outbuildings Shed 6.3


Occupancy Description Shed A shelter or storage building, greater than 100 sq. ft. in size, constructed to a similar construction standard as a detached garage. Generally there are one or more pedestrian entry doors, but no door for vehicles to enter. Granary An open-stud shed, greater than 100 sq. ft. in size, used to store grain. For circular metal bins see No. 8.10 and No. 8.11. Lean-To A shed, greater than 100 sq. ft. in size, attached to and supported by a separate building or structure, with the common wall being a structural component of the adjoining building. Cold Frame Lightly framed greenhouse-type shed, greater than 100 sq. ft. in size, with a minimum wall height of 4 feet. Generally the floor is light concrete or dirt, and the walls and roof are lightly framed glass, fibreglass or plastic panels. For greenhouses with a grade beam foundation, heavier frame construction, and ventilation or electrical systems see Section 17 in the Marshall Valuation Service. Variations Missing Wall When calculating the replacement cost new of a shed or lean-to that is attached to another building or structure:

determine the percentage of the perimeter of the building that is missing; and calculate the missing wall factor using the formula:

1 - ((percent missing ÷ 100) x 0.50) Structure Rate The structure rate for sheds, granaries, lean-to’s and cold frames is determined in accordance with the base rate schedule for detached garages in No. 6.2. Quality Factor The quality for sheds, granaries, lean-to's and cold frames is determined in accordance with the classification guidelines for detached garages in No. 6.2 with one exception - sheds, granaries, lean-to's and cold frames do not have vehicle doors. The quality factors for sheds, granaries and lean-to's are determined as follows:

Quality Factor

A 0.90 B 0.80 C 0.69 D 0.48

Residential Outbuildings Shed 6.3


The quality factor for cold frames is determined as follows:

Quality Factor

D 0.36 Shed Calculation Procedure

Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.2 7 b) Structure Rate Factors = (b1 x b2 x b3 x b4 x b5)

b1. Quality Factor 6.3 1-2 b2. Interior Finish Factor 6.2 3 b3. Wall Height Factor 6.2 1-2 b4. Missing Wall Factor 6.2 2 b5. Masonry Factor 4.10 1-2

c) Value Subtotal = (a x b) d) Incomplete Construction Factor 3.8 1-2 e) Adjusted Structure Rate = c - (c x d) f) Section Area g) Additional Features = (g1 + g2 + g3 - g4)

g1. Heating 6.2 3 g2. Plumbing Fixtures 4.11 1-2 g3. Hot Tubs 4.15 1 g4. Floor Structure 4.7 1


“D” Quality

Residential Outbuildings Carport 6.4


Occupancy Description A roofed shelter for cars, trucks, or other light vehicles that is constructed to a similar construction standard as residential buildings and structures. Carport rates include floor and roof structure costs. The structural support for a carport roof is provided by posts, or the roof may be connected to and partially supported by an adjoining building or structure along one or two sides. Generally the walls of a carport are not enclosed. Walls may be partially enclosed with light panels to protect the interior from the weather. Walls that enclose or partially enclose a carport do not provide structural support for the roof. Classification Guidelines

Quality Description Factor A This class of carport may be partially enclosed with a

small shed or other similar exterior wall finish. Reinforced concrete grade beam on spreadbore piles. Post and beam construction supporting gable roof - asphalt shingles. Plywood finish on ceiling - fascia and eave construction to match the residence. May have 3" to 4" concrete floor over adequate gravel base. May have electrical service.

1.35

B This class of carport will usually have open sides. Reinforced concrete grade beam. Post and beam construction supporting gable or slant roof - asphalt shingles. Will usually display fascia and eave that match building to which it is attached. Normally no ceiling finish will be present. May have 3" to 4" concrete floor over adequate gravel base. No electrical service.

1.00

C This quality of carport will normally be wide open showing slightly inferior workmanship than the B class carport. Generally owner built and attached to the residence or garage. Slab perimeter footing or small piles under support column. Post and beam construction supporting gable or slant roof - asphalt shingles or equivalent. Open ceiling, plywood fascia, 12" to 18" eaves. May have 3" to 4" concrete floor over gravel base. No electrical service.

0.92

D This type of carport shows very cheap construction and may be free standing. Light slab perimeter footing or small piles under support columns. Post and beam construction supporting lean-to type roof or flat roof. Cheap asphalt shingles, roll roofing or equivalent. Open ceiling, small eaves, no fascia finish. May have 3" to 4" concrete floor. No electrical service.

0.77

Residential Outbuildings Carport 6.4


Structure Rate Total Rateable

Area (sq.ft.) Rate

($/sq.ft.) < 200 14.94

300 13.70

600 13.43

1,000 13.29

Extension Rate 12.91 Carport Calculation Procedure

Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.4 2b) Structure Rate Factors = Quality Factor 6.4 1 c) Value Subtotal = (a x b) d) Incomplete Construction Factor 3.8 1-2 e) Adjusted Structure Rate = c - (c x d) f) Section Area g) Additional Features = - Floor Structure 4.7 1 h) Replacement Cost New = (e x f) + g


“B” Quality

Residential Outbuildings Porch or Closed Verandah 6.5


Occupancy Description Porch A roofed structure attached to the exterior of a building or structure that shelters an entry into the building or structure. Generally porches are not heated and contain a doorway to the outside and a doorway into the building or structure. Closed Verandah An extension attached along the exterior of a building or structure of sufficient size to provide both a sheltered entry to the building or structure, and to accommodate some leisure activities. The structural components of a closed verandah include a roof, foundation, floors, and walls. The lower half of the walls are typically wood frame or masonry construction, and the upper portion is framed windows or screens. Generally closed verandahs are not heated. Variations Heated Entry or Addition A heated entry or addition constructed to a comparable standard and integrated into a building or structure, should be included as part of the building or structure and should not be classified as a porch or closed verandah. Second Storey Porch or Closed Verandah A second storey porch or closed verandah is a roofed structure attached to the exterior of the upper level of a multi-level building or structure. When calculating the replacement cost new of a second storey porch or closed verandah:

do not remove the value of the roof structure from the supporting building or structure;

apply a shared structural components factor of 0.60 to the second storey porch or closed verandah; and

remove the value of the roof structure from the second storey porch or closed verandah in accordance with the missing roof adjustment procedures in No. 4.8.

This calculation accounts for the replacement cost new of the upper storey of the Second Storey Porch or Closed Verandah. The replacement cost new of the lower area must be accounted for by the assessment of the supporting building or structure.



Classification Guidelines Quality Description Factor

A Generally designed and constructed to conform to residence. Better quality materials and finishing will be evident. Foundation ... Basement or concrete foundation extending from the main structure. Walls ... 3 only 2"x4" - 16" o.c. or 2"x4" - 24" o.c. studding with good siding or stucco. Good storm door and wood windows. Floors ... 2"x8" - 16" o.c. joists with subfloor and wood flooring, plywood or equivalent. Insulation ... Rock wool, fibreglass, or equivalent. Roof ... Gable or slant. 2"x4" - 16" o.c. rafters. Decking and wood, asphalt, shingles or equivalent roof cover. Interior Finish ... Better quality drywall, plaster or wood, and floor covering. Electricity ... 2 or 3 outlets. Steps .. Concrete or wood.

1.14

B Foundation ... Posts on small concrete or wood piles. Walls ... Three walls 2"x4" - 16" o.c. or 2"x4" - 24" o.c. average siding or stucco. Average door and wood windows. Floors ... 2"x8" - 16" o.c. joists. Subfloor and finish floor may be of plank, plywood or low cost carpeting Roof ... Gable or slant. 2"x4" - 16" o.c. rafters. Decking and wood, asphalt, shingles or equivalent roof cover. Interior Finish ... Good quality wallboard or V-joist. Electricity ... 2 or 3 outlets. Steps ... Concrete or wood.

1.00

C Foundation ... Wood posts on mud sill, concrete block or equivalent. May also be light concrete on grade. Walls ... 3 only 2"x4" - 24" o.c. studding, sheathing and ordinary lap or drop siding or stucco. Fair storm door and wood sash windows. No insulation. Floors ... 2"x8" - 24" o.c. or 2"x6" - 16" o.c. joists, subfloor and flat grain fir or spruce flooring. Low cost carpeting. Roof ... Slant. 2"x4" - 24" o.c. rafters. Decking and wood, asphalt, shingles or equivalent roof cover. Interior Finish ... Low quality wallboard. Electricity ... One drop light. Steps ... Concrete or wood.

0.89




D Foundation ... Wood posts on mud sill, concrete block or equivalent. May also be light concrete on grade. Walls ... 3 only 2"x4" - 24" o.c. studding, sheathing and drop or roll siding. Interior Finish ... Open studs. No insulation. Light concrete or common lumber floor. Electricity ... One drop light. Steps ... Low cost concrete or wood.

0.75

E Foundation ... Wood sill. Walls ... 3 only 2"x4" - 24" o.c. studding, sheathing and drop or roll siding. Poor quality door and windows. Interior Finish ... Open studs. No insulation. Light concrete or common lumber floor. Electricity ... Nil or extension cord. Steps ... Poor quality concrete or wood.

0.60

Structure Rate

Total Rateable Area (sq.ft.) Rate ($/sq.ft.)

< 25 82.15

50 64.62

75 56.40

100 50.35

150 44.10

200 39.93

300 33.67

Extension Rate 26.75 Shared Structural Components Factor The shared structural components factor applied to second storey porches or closed verandahs is 0.60.



Porch or Closed Verandah Calculation Procedure Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.5 3b) Structure Rate Factors = (b1 x b2 x b3)

b1. Quality Factor 6.5 2-3b2. Masonry Factor 4.10 1-2b3. Shared Structural Component Factor 6.5 3

c) Value Subtotal = (a x b) d) Incomplete Construction Factor 3.8 1-2e) Adjusted Structure Rate = c - (c x d) f) Section Area g) Additional Features = (g1 + g2 - g3 - g4)

g1. Fireplaces and Wood Burning Stoves 4.14 1-3g2. Hot Tubs 4.15 1g3. Floor Structure 4.7 1g4. Roof Structure 4.8 1


“B” Quality 2 Storey Closed Verandah “B” Quality Closed Verandah

Residential Outbuildings Mobile Home Porch 6.6


Occupancy Description An enclosed unheated structure providing shelter to the entry doorway into a mobile home or extension. It has a doorway from the outside and another doorway going into the mobile home or extension. Porches attached to mobile homes are, as a rule, built to a somewhat lesser standard than those found on residential housing. Classification Guidelines


A Good quality mobile home porch. Exterior tied in with mobile home construction and materials. Foundation ... Concrete blocks or posts on concrete pads. Floor ... Wood joist floor structure with ply subfloor. Exterior ... Good siding or equivalent. Interior ... Average quality carpet, hardboard or good panelling over insulation on walls. Electrical ... Adequate wiring. Roof ... Slant roof, asphalt shingles.

0.73

B The typical mobile home porch found. Foundation ... Concrete blocks or posts on concrete pads. Floor ... Wood joist floor structure with ply subfloor. Exterior ... Painted plywood, lap siding or equivalent. Interior ... Lino or low cost carpet floor covering and hardboard walls, usually insulated. Electrical ... Adequate wiring. Roof ... Slant roof, asphalt shingles.

0.67

C Equivalent to “B” quality except the interior, which will be open stud, and the floor will typically be unfinished plywood. Foundation ... Concrete block or post on concrete pads. Floor ... Low cost wood joist with ply subfloor or low cost concrete slab. Exterior ... Painted plywood. Interior ... Unfinished. Electrical ... Adequate wiring. Roof ... Asphalt shingles or roll roofing on slant roof.

0.62

D The poorest quality mobile home porch. Foundation of wood sills, unfinished plywood exterior, open stud interior and unfinished plywood floor, no wiring and roll roofing. Foundation ... Wood sills. Floor ... Cheap wood floor or poor, concrete slab. Exterior ... Unfinished plywood. Interior ... Open stud. Unfinished floor. Electrical ... None. Roof ... Slant roof. Roll roofing.

0.52

Residential Outbuildings Mobile Home Porch 6.6


Mobile Home Porch Calculation Procedure Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.5 3b) Structure Rate Factors = (b1 x b2)

b1. Quality Factor 6.6 1b2. Masonry Factor 4.10 1-2

c) Value Subtotal = (a x b) d) Incomplete Construction Factor 3.8 1-2e) Adjusted Structure Rate = c - (c x d) f) Section Area g) Additional Features = (g1 + g2)

g1. Fireplaces and Wood Burning Stoves 4.14 1-3g2. Hot Tubs 4.15 1


“C” Quality

“B” Quality“B” Quality

Residential Outbuildings Open Verandah 6.7


Occupancy Description An open verandah is an extension attached along the exterior of a building or structure of sufficient size to provide both a sheltered entry to the building or structure, and to accommodate some leisure activities. The structural components of an open verandah include a roof, foundation, floors, and railings. Typically there are wood railings instead of wood framed walls. Variations Second Storey Open Verandah A second storey open verandah is a roofed structure attached to the exterior of the upper level of a multi-level building or structure. When calculating the replacement cost new of a second storey open verandah:

• do not remove the value of the roof structure from the supporting building or structure; • apply a shared structural components factor of 0.60 to the second storey open

verandah; and • remove the value of the roof structure from the second storey open verandah in

accordance with the missing roof adjustment procedures in No. 4.8. This calculation accounts for the replacement cost new of the upper storey of the Second Storey Open Verandah. The replacement cost new of the lower area must be accounted for by the assessment of the supporting building or structure. Classification Guidelines


A Foundation ... Concrete footings under support columns, or perimeter concrete. Floors ... 2"x8" - 16" o.c. joists, subfloor and finish floor, may have low cost carpet. Walls ... Stub - from grade level to 3' above floor. 2"x4" studding, siding or stucco outside, V-joint inside or equivalent finish. Roof ... Gable, 2"x4" - 16" o.c. or 2"x6" - 24" o.c. rafters, good decking and shingles supported by wood beam and columns. Inside ceiling V-joint or equivalent finish. 12" overhand, some detailing and trim. Electrical ... One electrical fixture. Steps ... Good wood or concrete.

1.13




B Foundation ... Concrete blocks or concrete pads as base for supports. Floors ... 2"x8" - 16" or 24 o.c. joists, subfloor and finish floor covering. Walls ... Stub - 2' to 2'6" above floor level. Roof ... Gable, 2"x4" - 16" or 24" o.c. rafters, good decking and shingles supported by wood beam and columns. Inside ceiling may not display good finish. 12" overhand. Electrical ... One electrical fixture. Steps ... Average wood or concrete.

1.00

C Foundation ... Concrete blocks under support columns. Floors ... 2"x6" - 24" o.c. joists, subfloor and finish material, may be concrete slab on grade. Walls ... Grade level to floor enclosed. Railing above floor may be found. Roof ... Slant, 2"x4" - 24" o.c. rafters, decking and shingles supported by light lintel and wood columns. Ceiling V-joint or open. Steps ... Low cost wood or concrete.

0.74

D Foundation ... Concrete blocks under support columns. Floors ... 2"x6" - 24" o.c. joists, subfloor and low cost wood flooring. May be concrete on grade. Walls ... Open rafter ceiling. Grade level to floor enclosed. Railing above floor will be missing. Roof ... Slant, 2"x4" - 24" o.c. rafters, decking and shingles, supported by light lintel and wood columns. Ceiling V-joint or open. Steps ... Poor wood or concrete.

0.61

Structure Rate

Total Rateable Area (sq.ft.) Rate ($/sq.ft.)

<25 46.05

50 40.73

75 35.80

100 32.89

150 29.85

200 27.93

300 23.66

Extension Rate 17.74 Shared Structural Component Factor The shared structural component factor applied to second storey open verandahs is 0.60.



Open Verandah Calculation Procedure Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.7 2b) Structure Rate Factors = (b1 x b2)

b1. Quality Factor 6.7 1-2b2. Shared Structural Component Factor 6.7 2

c) Value Subtotal = (a x b) d) Incomplete Construction Factor 3.8 1-2e) Adjusted Structure Rate = c - (c x d) f) Section Area g) Additional Features = (g1 + g2 - g3 - g4)

g1. Fireplaces and Wood Burning Stoves 4.14 1-3g2. Hot Tubs 4.15 1g3. Floor Structure 4.7 1g4. Roof Structure 4.8 1


“A” Quality “B” Quality

“C” Quality 2 Storey “C” Quality

Residential Outbuildings Solarium 6.8


Occupancy Description An extension attached along the exterior of a building or structure, with the exterior cover predominantly of glass or acrylic, of sufficient size to accommodate some leisure activities. Solariums are generally designed for exposure to the sun and may enclose whirlpools or hot tubs. Generally solariums are not heated or cooled. Variations A heated solarium constructed to a comparable standard and integrated into a building or structure should be included as part of the building or structure and should not be classified as a solarium. Classification Guidelines


A This quality of solarium, normally contractor built, will be constructed of good quality materials. They will be of individual design, built of aluminum framing and sloped walls or curved eaves or heavy cedar framing with vertical walls and straight eaves. Wall and roof panels are normally double or triple glazed sealed units, some tinted glass may be encountered. The interior will usually have good trim and finishing materials, sliding window panels, patio doors. There may be additional cooling, ventilation and heating systems. These may be three season enclosures.

1.11

B This quality represents the average quality solarium attached to a structure. It will normally be a pre-engineered unit and may be owner assembled. They will normally have vertical walls, finished bottom stub walls and straight eaves. They will be constructed of average materials with framing members of light gauge metal or wood support beams. The stud walls will have matched exterior finish or coloured metal panels. Wall panels are usually single or double glazed with some insulation. Roof panels may be glazed or solid construction. There may be additional cooling, ventilation and heating systems. These structures may be two or three season enclosures.

1.00

C This quality of solarium will be constructed of fair to average quality materials. These are typically “package” sun rooms designed for owner assembly. Their foundations will be light concrete with wood joist floor system. Framing will be light gauge aluminum with vertical side walls. Wall panels may be single glaze with metal finished stub walls or full glazed panels. Eaves are usually straight with roof panels of single glaze. This quality of solarium may be a two season enclosure.

0.92



Structure Rate Total Rateable

Area (sq.ft.) Rate

($/sq.ft.) <25 109.90

50 83.12

75 71.82

100 64.23

150 54.90

200 49.18

300 41.38 Extension Rate 41.38

Solarium Calculation Procedure

Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.8 2b) Structure Rate Factors = Quality Factor 6.8 1c) Value Subtotal = (a x b) d) Incomplete Construction Factor 3.8 1-2e) Adjusted Structure Rate = c - (c x d) f) Section Area g) Additional Features = (g1 + g2 - g3)

g1. Fireplaces and Wood Burning Stoves 4.14 1-3g2. Hot Tubs 4.15 1g3. Floor Structure 4.7 1




“C” Quality “C” Quality


Residential Outbuildings Deck and Patio 6.9


Occupancy Description Deck An outdoor wood floor structure, greater than 100 sq.ft. in size, that is typically supported by posts or columns; and may have wood railings, benches, and/or a covering roof structure. Patio An outdoor concrete pad, greater than 100 sq.ft. in size, with a covering roof structure. Deck Classification Guidelines


A Two types of decks fall into A quality: i) Very good construction and design features except that

spruce, pine or fir is used rather than cedar. May be somewhat less elaborate, however, will have at least two of the following features such as: multi-levels, planters, benches, or wide steps.

ii) Good construction and design features with all cedar construction used.

Support ... Good supporting system, consisting of post on concrete piling or foundation. Railing ... Good railing, design may be evident.

1.12

B Good material and workmanship evident. Spruce, pine or fir construction. Usually plank floor, or good quality sheathing. Support ... Good support system consisting of posts on concrete sub-surface footing. Railing ... Good railing, no special features.

1.00

C Lower quality material and workmanship. Spruce construction. Support ... Support System consists of post on concrete blocks or surface pads. Railing ... Usually sheathing on floor, plain but functional railing, if any, and simple wooden steps.

0.90

D Poor quality throughout. Low grade spruce construction. Support ... Supported by posts on concrete blocks or in-ground. Railing ... Inexpensive sheathing on floor, minimal railing, if any.

0.75



Deck Structure Rate

Patio Structure Rate (3" - 4" concrete)


Rate ($ / sq. ft.)

>100 5.31

150 5.21

200 5.12

300 4.94

Extension rate 4.94 Roof Structures over Decks and Patios Roof structures over decks and patios include the frame, decking and roof covering. The roof structure is the same quality as the deck or patio. The roof structure cost is determined by application of the following procedure:

RSC = RSR x Q x Area

where: RSC = roof structure cost RSR = roof structure rate Q = quality factor Area = floor area of the roof structure

Roof Structure


A Good quality post and beam construction supporting gable roof - asphalt shingles. Plywood finish on ceiling.

1.11

B Average quality post and beam construction supporting gable roof - asphalt shingles. Plywood finish on ceiling.

1.00

C Low quality post and beam construction supporting gable or slant roof - asphalt shingles. Open ceiling.

0.69

D Cheap quality post and beam construction supporting lean-to type or flat roof. Cheap asphalt shingles, roll roofing or equivalent. Open ceiling.

0.56


Rate ($ / sq. ft.)

>100 15.78

150 14.13

200 12.47

300 9.16

Extension rate 9.16



Roof Structure Rate Floor Area of Roof Structure (sq. ft.)

Rate ($ / sq. ft.)

>100 14.21

150 13.62

200 13.11

300 12.17

Extension rate 12.17 Deck and Patio Calculation Procedure

Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.9 2b) Structure Rate Factors = Quality Factor 6.9 1c) Value Subtotal = (a x b) d) Incomplete Construction Factor 3.8 1-2e) Adjusted Structure Rate = c - (c x d) f) Section Area g) Additional Features = (g1 + g2)

g1. Hot Tubs 4.15 1g2 Roof Structure Cost 6.9 2-3




“B” Quality“B” Quality

“B” Quality“A” Quality

Residential Outbuildings Breezeway 6.10


Occupancy Description A roof covered passage-way, greater than 100 sq. ft. in size, connecting two separate buildings or structures, such as a residential dwelling and a detached garage. A breezeway is generally attached to and supported by the two buildings it is connecting, and it may be either open at both ends or partially enclosed with walls or light panels. Variations Calculate the total rateable area (TRA) of a breezeway separately from the buildings it is connecting. Classification Guidelines

Quality Description Factor A Adequate roof structure, typically have plywood decking and

shingles, finished ceiling and soffit, and concrete floor. 1.10

B Adequate roof structure, may have shingle roof cover or good fibreglass, usually finished ceiling and soffit, and concrete floor.

1.00

C Minimal roof structure, usually fibreglass or roof cover other low cost and usually unfinished ceiling and soffit, and concrete floor.

0.75

D Poor roof structure, typically poor quality fibreglass or plastic roof cover. Unfinished ceiling and soffit, and concrete floor.

0.62

Breezeway Structure Rate


Rate ($ / sq. ft.)

>100 19.52

150 18.83

200 18.23

300 17.11

Extension rate 15.95

Residential Outbuildings Breezeway 6.10


Breezeway Calculation Procedure Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.10 1 b) Structure Rate Factors = Quality Factor 6.10 1c) Value Subtotal = (a x b) d) Incomplete Construction Factor 3.8 1-2e) Adjusted Structure Rate = c - (c x d) f) Section Area g) Additional Features = (g1 - g2)

g1. Hot Tubs 4.15 1g2. Floor Structure 4.7 1


Residential Outbuildings Swimming Pool 6.11


Occupancy Description Permanent in-ground or above-ground swimming pools constructed primarily for low-intensity use, such as private use in conjunction with a residential dwelling. Typically constructed of concrete, vinyl or plastic materials, and include light duty chlorinators, heaters, ladders and other accessories. Swimming pools are either enclosed (within a building or structure) or exposed. Does not include temporary or non-permanent above ground swimming pools that are disassembled and stored for the winter months. For community swimming pools constructed for high-intensity use see No. 9.9. Classification Guidelines

Structure Rate

Pool Perimeter (ft.)

Rate ($/linear ft.)

< 60 250.00

65 244.77

70 240.13

75 235.00

80 229.30

85 223.44

90 218.00

95 213.44

100 210.00

105 207.61

110 206.00

115 204.83

120 204.00

125 204.00



A Normally will be in-ground poured concrete or gunite walls, floor and decking.

1.45

B Will most often be in-ground rigid steel walls with vinyl liner and a bottom of concrete and aggregate; a sand bottom may be encountered

1.00

C Generally will be an above-ground vinyl lined pool with low quality fibreglass or metal walls 4 to 5 feet in depth.

0.28

Residential Outbuildings Swimming Pool 6.11


Swimming Pool Calculation Procedure


Description No. Page No. a) Structure Rate = Base Rate 6.11 1b) Structure Rate Factors = Quality Factor 6.11 1c) Value Subtotal = (a x b) d) Pool Perimeter e) Replacement Cost New = (c x d)

“B” Quality


Residential Outbuildings Swimming Pool Enclosure 6.12


Occupancy Description A building or structure constructed to provide shelter for a residential swimming pool. Generally the construction standard is lower than typical for residential construction. Does not include swimming pool enclosures that are constructed to the construction standard of the building or structure to which it is attached. Loft A loft floor may be used in conjunction with a swimming pool enclosure. Value in accordance with the valuation procedures in No. 6.13. Missing Wall When calculating the replacement cost new of a swimming pool enclosure that is attached to another building or structure: • determine the percentage of the perimeter of the swimming pool enclosure that is

missing; and • calculate the missing wall factor using the formula:

1 - ((percent missing / 100) x 0.50) Classification Guidelines


AA This quality is often custom designed and represents the best quality of enclosure. Most material is of very good quality and careful workmanship is evident throughout. This quality will meet or exceed the specifications for A quality enclosures.

1.00

A This quality will normally be used for enclosures designed and built so that it is practical to heat and use them for most of the year. This class will exhibit one to two doors, various combinations of opening windows, vent panels and vent fans. Good material, design and workmanship expected. Foundation ... 8" to 10" poured concrete. Walls and Roof ... 2"x4" - 16" o.c. or 2"x6" - 24" o.c. or equivalent framing often constructed of aluminum or galvanized metal. Both interior and exterior will have various combinations of cedar, aluminum, glass and fibreglass. Normally insulated. Electrical ... Waterproof switches and lighting fixtures normally found. Heating ... Forced hot air. Plumbing ... Add number of fixtures as found, at appropriate quality residential rate. Additional Features ... Add for fireplace and hot tubs as found.

0.75




B This quality will feature the average quality of the most prevalent types of enclosures found. Some windows and vents expected. Vent fans will normally be found. Fair to good material and workmanship expected. Foundation ... 6" to 8" poured concrete. Walls and Roof ... 2"x4" - 16" o.c. of cedar or equivalent standard aluminum or galvanized steel frame. Normally fibreglass exterior, but some glass and cedar may be found. Electrical ... Waterproof lighting and switches often found. Heating ... Forced hot air. Plumbing ... Add number of fixtures as found, at appropriate quality residential rate. Additional Features ... Add for fireplace, and hot tubs as found.

0.60

C Similar specifications to B quality but poorer materials and workmanship expected. Waterproof fixtures, windows and vents will be less evident and heating will be rare. Add number of plumbing fixtures, as found, at appropriate quality residential rate.

0.40

D

This quality will include the most inexpensive enclosures that will be found, including light aluminium arch-ribbed structures with fibreglass panels. Windows and vents will be minimal on non-existent poor quality materials and poor workmanship will be evident. Foundation ... 6" poured concrete. Walls and Roof ... 2"x4" - 24" o.c. Poor quality fibreglass or plywood exterior. Electrical ... Minimal lighting. Heating ... Forced hot air. Plumbing ... Add number of fixtures as found, as appropriate quality residential rate.

0.20

Structure Rate The structure rate is determined in accordance with the structure rate schedule for residential dwellings in No. 5.3.



Swimming Pool Enclosure Calculation Procedure


Description No. Page No. a) Structure Rate = (a1 - a2 +/- a3)

a1. Base Square Foot Rate 5.3 22

a2. Foundation Rate 4.6 1

a3. Heating Rate 4.12 1-2

b) Structure Rate Factors = (b1 x b2 x b3 x b4)

b1. Quality Factor 6.12 1-2

b2. Wall Height Factor 4.9 1 b3. Missing Wall Factor 6.12 1

b4. Masonry Factor 4.10 1-2

c) Value Subtotal = (a x b)

d) Incomplete Construction Factor 3.8 1-2

e) Adjusted Structure Rate = c - (c x d)

f) Air Conditioning Rate 4.13 1 g) Total Structure Rate = (e + f)

h) Section Area i) Additional Features = (i1 + i2 + i3)

i1. Plumbing Fixtures 4.11 1-2

i2. Fireplaces and Wood Burning Stoves 4.14 1-3

i3. Hot Tubs 4.15 1 j) Replacement Cost New = (g x h) + i



“A” Quality “A” Quality

“B” Quality

Residential Outbuildings Loft 6.13


Occupancy Description An elevated structure used for living space located within a residential building. Application The floor area of the loft is measured to the inside finished surface of the exterior walls. A loft is primarily used in conjunction with the following buildings:

• a-frame summer cottage • summer cottage • one family dwelling • row house • townhouse • swimming pool enclosure • detached garage

Value is calculated by applying the quality rate that corresponds to the general quality of the building that the loft is inside, to the area of the loft floor. Structure Rate

Quality Rate ($/ sq. ft.) A 27.25 B 22.14 C 16.61

Lofts Calculation Procedure

Description No. Page No. a) Structure Rate = Base Square Foot Rate 6.13 1b) Incomplete Construction Factor 3.8 1-2c) Adjusted Structure Rate = a - (a x b) d) Section Area e) Additional Features = (e1 + e2 + e3)

e1. Plumbing Fixtures 4.11 1-2e2. Fireplaces and Wood Burning Stoves 4.14 1-3e3. Hot Tubs 4.15 1

f) Replacement Cost New = (c x d) + e After the replacement cost new (RCN) has been calculated, the assessed value for residential buildings and structures is determined using the calculation procedures in No. 3.2.

Residential Outbuildings Loft 6.13


Residential Outbuildings Overview 6 - SAMAsama.sk.ca/11costguide/pdfs/11chapter6.pdf · Residential...

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