In short, January 1 is expected to bring with it some environmental requirements that will affect owners installing water heaters, air conditioning, and new roofs. The refrigerant requirements change for cooling systems, so the cost to install new or recharge old will increase significantly. The low knox requirement of gas heaters has raised materials cost there also.

Rumored building code changes for new roof installations may or may not go in to effect. I've not received a confirmation this is going into effect January 1, but it's anticiapted. Per local company, Affordable Roofing:

Iif the roof system is changed next year, they will have to get reflective, Title 24-compliant shingle roofing and/or attic installation upgraded to meet new building codes. The Title-24 compliant shingle will add about $1,000.00 to the overall cost of the roof while upgrading the insulation could be as much as $2,500 or so. This assumes that Title 24 compliance won't be pushed back another year due to economic hardship in the state's economy, of course.

It appears lenders are implementing a new policy that will affect "flipped" homes. While there is money to be made fixing up REOs and reselling them, there may be less money made if you can't sell them immediately. Why? The income of house flipping is typically based on speed. The faster you can flip it and unload it, the more you profit.

So enter the latest fly in the ointment: lenders are beginning to refuse to loan on a property that hasn't been off the market for six months.

As it is, most REOs aren't in the best condition, so often the purchase is made with cash. And now that the house is rehabbed and will qualify for a loan…..well….HUMMM.

Buyers, do some research on your prospective purchase first and check with your lender on their policies!

What are my options to upgrade an old bathtub that is stained and losing it's polish?

Tubs can be reglazed for a reasonable fee around $300 to $500, depending on size and color. Reglazing is certainly a cheaper option in time and materials than replacing a tub. The drawback is that reglazing does not last as long as the original tub surface, and it can easily be damaged by careless use.

The surface of a reglazed tub is not heat-fired, so it is "soft" in that dropping a shampoo bottle in the tub can dent or chip off the new surface. Scouring brushes and cleansers also can't be used on the surface, but rather "green" or a mild cleanser such as water and vinegar doesn't damage the finish. Bathmats will also damage the surface, so best to avoid using one. The reglazing company can recommend products to use if the tub is primarily used as a shower, but any product sitting on the surface (including a soap dish) should removed regularly to allow the surface to dry and breathe.

A reglazed surface should last three to five years when properly cared for. However, for a rental property, the lifespan is certainly not as long. The most common problem we see in a rental situation is the lack of cleaning. Dirt can get ingrained in the porous surface, so infrequent cleaning causes staining. Bleach shouldn't be used on reglazed tubs, so the unfortunate solution is to reglaze it again if cleaning doesn't brighten it up.

Our tub was reglazed just over three years ago, and I'm happy with the results. The only damage to the finish is from things being dropped! The tub was fiberglass and some spidering cracks were showing through on the original surface. Reglazing smoothed them out and the new surface has not cracked. We also were able to have a custom color rather than white or bisque. And, while the dark color is harder to keep looking clean, it hasn't faded even in direct sunlight.

I'd definitely recommend reglazing as a first step in lieu of replacing a tub. It's a cost-saving method of dressing up an older bathroom if you're planning to sell or refi your house. We got kudos on our refi as it turned a hideous 80's brown and tan marbled tub into something that looked like it came off a showroom.

And, yes, you can reglaze a jacuzzi tub as well as a "normal" tub!

First, make sure you will be on the benefiting end of the re-assessment process. If you:

- Purchased more than 5 years ago
- Significantly remodelled, added on, or rehabbed the home
- Added additional structures (second home, barn, garage)
- Performed non-permitted alterations

….initiating the process may not be a cost-saving step.

First get a market analysis prepared by a real estate agent who knows the area and can provide current comps to compare to or support your property value. Should the comps prove your assessed value is elevated enough to justify requesting a change, you will need the comps to support your claim.

Thought I would share this article I found a while back on MSN, with some handy tips about how to makeover your kitchen without replacing it! I think I might try the cabinet "refinish" idea on my bath vanity–when time allows.

http://realestate.msn.com/slideshow.aspx?cp-documentid=16828411