Or just do a bump out instead of replacing the whole roof.

Roof replacement, new 2 story brick front facade, electrical issues.

The Southern Nevada Water Authority has a landscaping program where they’ll reimburse the owner $3 per square foot up to 10,000 square feet to replace landscaping with water conserving plants.

So if the roof and HVAC have recently been replaced and it’s on city water and sewer than you can feel more comfortable putting down a high DD.

Factor in the expected life of major improvements and their replacement cost.

We fixed them up, and added 4 more. 6 out of 7 are fully rented and we'll remove one of the very old MH and replace it with something else.

I've had it go both ways with different banks, but I usually don't like illegal units so it's not something I've encountered often.The value for refinance purposes will be determined by an appraisal, which will use three methods - the sales comparison method, the income method, and the replacement value method.

The underlying structure and plumbing seem good, but pretty much everything else needs replacement (flooring, tub-surrounds/tile, vanities, and toilets). 

The fourplex only exists because the zoning has been grandfathered in, on paper it is R2.This is my understanding of how SB 330 would affect my project:If I raze the building, I can't build anything less than four units ("An affected city or an affected county shall not approve a housing development project that will require the demolition of occupied or vacant protected units, unless all of the following apply: (A) (i) The project will replace all existing or demolished protected units.)Additionally, because the units exist under rent control (market rate), the rents of the new buildings in the future must also be rent controlled.

I was replacing carpet and ran into major issues with the subfloor not being level/flat, so that's also something to consider if your situation is similar.