Don Woodring

My pet peeve with the building codes is that they don't require adequate lighting and receptacles in garages. Consequently, we find so much crappy homeowner wiring in garages.

That's what I was thinking. If its all working, I'll tell him to keep the panels and throw a party with the 20k (and invite me).

Thanks Chad and Jim. Good info. I called the guy back, and he said the seller has now agreed to install forced air heat...$20k or so. I'm just happy that he didn't cancel the deal, causing me to lose the inspection!

I have a client who is considering the purchase of a home with electric radiant heat panels. The panels are apparently installed above the drywall (I haven't seen the house yet). He has a few concerns: 1. What is the life expectancy of these panels? House was built in 1979, so system is 30 years old. Replacement of the panels seems like it will be very difficult. 2. House has had very high electric bills the last few years. The agent attibutes this to the former owner, who was quite old, and according to her kept the heat up very high. These panels are supposed to be fairly energy efficient, but I don't really know much about them. 3. Is there a way to test the panels to determine if they are "wearing out"? Anybody out there have experience with this type of system? It is very rare in our area. Thanks

I have a painter friend who would cut out the woodpeckered areas with a hole saw, and then cut an matching circle out of a piece of scrap siding. This he would "glue" in place with clear caulk. It yields decent, but not inperceptable, results.