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.

This law is currently in existence, though the timeframe is being extended. The 60-Day notice to terminate tenants, under most situations, requires a 60-day notice to terminate a month-to-month tenant if they've resided at the home/apartment for more than one year. This law was to expire January 1, 2010, and has been extended indefinitely.

A 30-day notice to terminate is still sufficient if the tenant has lived in the property for less than one year. There are also some exemptions to the 60-day period in the case where the landlord has sold the property.

If you own rental property and manage it yourself, a membership or general review of CAA (California Apartment Association) website will keep you up-to-date with new laws and current litigation that may affect your tenants. On more general matters, our property management website is a source for general maintenance and lease questions that are commonly asked by our tenants.

In wake of the many fires in California, it brings to mind the value of renter's insurance. If you rent a property, are you aware that if the house burns down, the owner's insurance does NOT cover your belongings? The property owner's insurance covers the structure, but contents that are not the owner's possessions are not covered under most circumstances.

Renter's insurance is very economical, and very worthwhile! We always recommend that renters investigate and secure an insurance policy to protect their personal property.

Our attorney advises us that the fair housing law indicates that there are guidelines for the number of people who can live in a property. Fair housing laws allow for two people per bedroom, and one person for a living area. Therefore, if your duplex is a two bedroom, theoretically up to five people could reside in the unit.

When you have a number of adults living at a property, take into consideration the number of vehicles that will be parked at the address. One thing often not considered is if four adults rent a two-bedroom duplex, they will likely have four or more vehicles. As a property owner, clarifying in your lease agreement where vehicles can be parked will help avoid disagreements with neighbors.

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!