replacing a boiler

Anne Schofield

I have an old cast iron boiler and may be selling my house within a year or two. It has been suggested that I have a new boiler installed both because it will be more efficient and will be a positive selling point. I am learning that there are many systems out there but I need consumer feedback as to what is a good, reasonably priced, efficient, trouble-free system. I have a large home and have been told that I need 175,000 btus.Thank you for any help you can offer.

Empire_2

Ask your Realitor

Make sure that the investment you make now can be recooped when you sell the house. As to boilers There are alot of good products out there, but what you should be asking yourself is "how can I find a good contractor to advise me on all the ooptions so that I may make an intelegent decision". A boiler is only as good as the installation and if done correctly, trouble free operation is what you can expect. I like Dunkirk products, but others may go with something else. Look for complete heat loss on house, any problems that need to be adressed, and ASK questions! Your house may be an easy job or a nitemare, but at least the Professional should be able to tell you why you need what you need.
Just my thoughts.......

John S.

Anne...

Where are you located?

Try the Find a Pro link.

Most pros install their preferred brand of boiler. There are a lot of good manufacturers out there. If this is a steam boiler, my number one request would be that it has iron push nipples as opposed to o-rings.

If it's hot water, I have no recommendations, however, hopefully someone with that expertise will chime in here.

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Dave DeFord_3

Have you considered an price allowance?

If I were purchasing your house I would prefer a price allowance to having you install something I might not want. It makes any problems the new owners and let's them make their own decision. Remember realtors want something to talk about so they will almost always tell you to put in something new. I once had a realtor tell me to repaint windows I had just repainted prior to putting the house on the market. Generally the only two home improvements that pay for themselves on selling the house are a new kitchen and a new bath unless something is really bad or dosesn't work at all. If the new owner can't afford to pay cash for a new boiler right away it can many times be financed in the mortgage or on a FHA loan for 5 years. Just some food for thought.

Brad White_9

Dave makes an excellent point

Most buyers just want to know if you have a heating system (a yes or no question). Only the most savvy owners (Wallies and Engineers) would seem to care beyond the binary question, "does the house have heat?". THEN we would get into particulars like you read about

Suppose you already replaced the heating system with the best you could afford? THEN I would have the realtor (and good ones already know this) market it as an absolute positive improvement. Educate the buyer.

But given the situation Anne finds herself it, I would opt for a cash allowance assuming the boiler is not long for this world. The financing point is a good one too. Adds relatively few dollars a month over the life of the loan.

My $0.02,

Brad

John S.

I respectfully disagree..

Most potential buyers will ask themselves "What does the home need, or what will it soon need?"

How old's the roof?
How old's the boiler?

Then, they'll discount (in their heads) those amounts from the offer price. It simply provides them with more 'bargaining power'. The outdated items become a liability as opposed to new items being an asset. It's something they know they'll have to do.

Cash allowances are simply another proposal for which an agreement has to be made, further complicating the whole sale.

Not to mention, your average home-buyer, I don't believe wants to concern themselves with having to get a new roof or boiler. Much easier sell if you ask me.

If you don't replace the boiler, you can simply lower your "least I'm willing to take" amount when it comes time to bargain.

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Joe Brix

It's important

that the boiler is working. If not, I'd replace it but don't go high end. You won't get thousands more because you have a Viessmann rather then a Burnham. A house inspector might note that it's old or if there's obvios problems, but no one will say pay more because the boiler is new.

Long Beach Ed

A Complex Issue...

For many years as an engineer I performed house inspections for buyers.

The issue of a new boiler/heating system depends on so many variables such as the market conditions, the education of the buyer and the general condition of the home.

In a "down" or bad market, like the one we look like we're slipping into, where there are lots of homes competing for a buyer, the new heating system will certainly clinch the sale.

In a hot market, nobody cares.

Stupid buyers dont care. Most buyers are stupid.

Yet an otherwise run-down home will sell fast and get a good price if the things a homeowner can't fix himself are sound. That's the sle to a smart buyer...

You can almost make a matrix and look at it when the people walk in and know if your boiler money is going to waste.

In general, I'd say you may not get your investment returned dollar for dollar on that new boiler, but without it, you may not be able to sell the place.

If you have to carry a house for an extra three or four months because the boiler is from Coolidge's presidency, well, you're the loser.

In a nutshell, I'd say that if the thing is past it's "economic life" (perhaps 40 years) or if it's defective, it may affect the buyers' ability to obtain financing in which case it will begin to chase away a substantial percentage of buyers. In those cases it should be replaced.

Thats my 2 cents.

Long Beach Ed

Brad White_9

Fair points, John

In this day of home inspections, you are right, buyers have hired guns to inform them of what might be down the road.

My point went to agreeing with Dave's point about recouping the investment of spending "x" dollars versus laying out up-front an allowance that both parties agree to.

It is all negotiation.

On the other hand, if Anne opts to buy a new system (with the abundant good advice she gets here) the eventual buyer will be hard pressed to say it is not the most thoughtful and comfortable system appropriate to the house!

Brad White_9

I agree

that we are talking the difference between standard and exceptional. The standard is the new baseline assuming the boiler is about to fail or has that look about it. With good marketing, Anne should get her money back at least for having an excellent heating system.

John S.

a smart buyer..

will want to pay less if they feel it will need replacement simply due to age.

I agree with you Joe not to go highend.

2 identical cars. One has new tires & brakes, the other bald tires & needs brakes. I will pay more for the one with new tires/brakes all day.

The time and $ it takes to have the work done is just a hassle to me.

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John S.

great points..

Ed. A lot has to do with the buyer. For example an investor or a handi-person will be looking for a home that NEEDS work.

Young newlyweds, John & Sarah Doe, are scared of the thought of having to replace that boiler.

I believe there are more John Does out there than the afforementioned investors/handi-persons. Plus they're not as aggressive bargainers.

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Scott Gregg

Brad makes THE point

"It is all negotiation."

After all, how old is old? If it ain't broke, don't fix it. You can have it checked out and serviced by a pro and have that to sell and it will cost you a lot less if everything is ok. I don't see you getting more for the house spending the money, unless as mentioned above, there are obvious problems. Spend $350 for a home warranty instead. They don't cover much but they are great selling features.

Anne Schofield

I did have a home inspection done and he was the one who said I should replace it. It works fine, although Ii'm told it is not efficient (believable judging by my heating bills). It is pprobably about 70+ years old.

Richard_12

Boiler replacement

Before you replace the heat system, have the contractor do a heat lose on the home to size the boiler to the needs of the home. Heat lose on your home before replacing the boiler will save you money on boiler cost ( do not install a boiler to large for the home)also will save in fuel cost.

Brad White_9

Call the Smithsonian!

It is not only we who will have to work into our 70's it seems

I think, Anne, it all comes down to a cost-benefit analysis. Does your selling realtor have any suggestions from his/her marketing perspective?

For Example #1A: If you leave the same money on the table as you would spend to do the work before the sale, does that make sense? Will leaving the existing system as it is (working but not too efficiently), delay a potential sale?

For Example #2: If you take it upon yourself to do the work (and suffer through the replacement and relocate a few days if done in winter) will the new system cost be recouped at least? Will the fact that it is brand new and exceptionally efficient even increase the sale price?

Those are really realtor questions in my opinion. The technical advice here can take on the rest, I think. Good Luck!

Brad White_9

Richard is 100% correct!

We kind of lost sight of the basics (which may be the next step anyway, Anne). If you have insulated the house and improved the envelope with new windows for example, your heat loss could be much less. Those savings should be captured for the benefit of everyone. The buyer towards more efficiency, you for lower install costs if you go that way.

Dave DeFord_3

Is there any asbestos?

Did the home inspector say if there was any asbestos insulation on the pipes or the boiler? If the boiler is truly 70 years old there is a good chance there is some. If there is, it should be removed as potential buyers will freak out even though it is not a problem if you don't disturb it. Otherwise I believe that it is a question of can you get your money back. Once you spend the money it is gone and the buyer gets what is there. If you don't spend the money all of your options are still open. If you could possibly post a picture here it might help answer some questions about the age and whether or not there is asbestos.