What's your local RE market like: is it a buyer's, or a seller's market? How long has your house been on the market, and how long can you afford to wait for another offer? If you refuse to replace the boiler, will your buyer walk? If so, how long will it take to find another buyer, and will you need to lower the price by $6,000, or more? How much is it worth to you to have your house sold NOW, and not have to deal with any more showings?

IMO, unless you live in a strong seller's market, you're better off trying to negotiate with the interested purchaser you already have. Perhaps you can get them to agree to split the cost of the boiler.

I agree with limoncello -- unless you're in a sellers market, you may be better off trying to split the cost of a new boiler with them. In a buyers market, a buyer seems to be able to renegotiate after a price has been agreed upon. The buyer probably knew the boiler wasn't new and their original offer should have been based upon that fact, but that's not what is happening. So offer to split the cost or give back $3000 to them or knock $3000 off the cost of the home.

Why 130 degree minimum? How about purchasing a home warrenty for your buyers that they can use if the boiler really does fail in the near future?

We had a similar situation when we bought our house. Original air condenser and furnace (around 1969). The inspector said it was well-maintained but given the age, it could go at any time - certainly we had to replace within 3 years.

Our sellers purchased a home warranty for us. Sure enough the air condenser went that summer. Unfortunately for us, the home warranty would not replace, just half-ass repairs or worse, lectures from the repairmen. Finally, our RE agent teamed with the buyers RE agent and forced the home warranty company to pay us for a new air condenser. We ended spending more to replace the whole system. We were amazingly lucky that 1) the buyers were truly honest people who, in the end, wanted us to be happy in the house even though the deal was done; 2) the agents were both great advocates who again helped us although they had been paid and easily ignored us.

So, you can go the home warranty route but I would advise your buyer to push for at least 1/3 to 1/2 of replacement cost.

It is kind of a buyer's market here now, with lots of inventory. We have been on the market since the first week of April. This is our second contract-the first one fell through when the buyer changed his mind about being an out-of-state landlord. We want to be done with this. But I agree, they knew it was older when they made the offer.

The buyer may have known that the boiler wasn't new, but they probably didn't know that it is 43 years old. If I were buying a home I would be concerned with a 43 year old boiler that is only in "fair" condition. As linoncello said, if you are in a strong buyer's market you may just have to go ahead and replace the boiler.

I'd replace it.

$6k sounds kinda high for a boiler, honestly. But even so, compared w/ waiting another few months for another buyer, it's not that much.

I'm sorry in advance for the long post. We have been in this situation twice - once when buying and once when selling...

When we were buying, our inspector revealed that the electrical/fuse/breaker panel was old (also original, from 1968) and not up to current code - for one example, the breakers would trip and shut everything down if the AC was on and we were running a blow dryer in another room. We acquired an estimate from an electrician to bring the system up to current standards and then wrote a letter to the seller expressing our interest in the house but concern about fire if the breakers didn't trip when the circuits got overloaded (worst case) and the inconvenience of resetting them every time they tripped (best case). The letter was alot more to the point than this post. Anyway, even though it was a seller's market she agreed to split the cost with us (it was $5000) and gave us a $2500 credit at closing.

When we were selling the same house, it was a buyer's market - our buyer wanted the carport roof re-tarped and sealed (it was a flat roof with layers of roofing tarp on it) and wanted $1800 for this, even though the buyer's inspector revealed to our realtor that the roof was in fair condition and in his opinion had much more useful life in it before it needed to be replaced (it was not leaking, no signs of trouble). We offered to split it with her and she agreed to this.

It would have been so easy in the second case to balk and not give an inch, roll the dice and see if she was just fishing for everything she could get (she was, for sure - this was just another thing in a very long line of requests from her) - but like you, we also wanted to keep the house sale moving toward a successful closing. When we weighed the cost of carrying the mortgage, insurance, electric/water/sewer, pool maintenance guy, etc for just one more month if she backed out over this, it was far better to do what we did. It would've been far better for us to even pay the whole $1800 because our carrying costs were over $5K a month, if we had to start over with a new buyer. The "bird in the hand" story is so true when selling a house. And, we were waiting to move from Hawaii to California and the house sale was the only thing keeping us on the island at that point.

In our seller's case when we were buying, she was eager to sell - her father had passed away, she was moving and she wanted things over with quickly and cleanly - she probably would've covered the whole electrical cost to keep things moving forward - but we were thrilled with what she gave us - and we would've bought the house anyway. Every situation is different.

Not sure how $6K weighs against your selling price and how the market is in your area, but both times it worked out well for us to split things like this. I would offer to pay for half, at least - and you might have to get several estimates and pay for the whole thing depending on your market. Only stand firm on not doing anything if you really are willing to let the deal walk away because I would also be concerned about the age of it. Also weigh how crazy these buyers are about your house - if you don't do anything at all, or agree to split it, how strongly do you feel they will move on with the sale anyway because THEY don't want to lose it. Also consider the results of your inspection today - if it reveals more information that might make you lean more in one direction than another.

I was writing my last post while these others came through...

I agree with housenewbie and terriks that you might have to just replace it to avoid having them walk - didn't know it was such a strong buyer's market where you are. Especially since you have been selling since the first week of April and not knowing how long it might be with that much inventory before another buyer shows up for yours (and then hoping if you get an offer that it's clean and not contingent on the sale of their home and all the other snags that can happen with offers)...

I wish you all the best as you are sorting out what to do!

I'm sorry in advance for the long post. We have been in this situation twice - once when buying and once when selling...

When we were buying, our inspector revealed that the electrical/fuse/breaker panel was old (also original, from 1968) and not up to current code - for one example, the breakers would trip and shut everything down if the AC was on and we were running a blow dryer in another room. We acquired an estimate from an electrician to bring the system up to current standards and then wrote a letter to the seller expressing our interest in the house but concern about fire if the breakers didn't trip when the circuits got overloaded (worst case) and the inconvenience of resetting them every time they tripped (best case). The letter was alot more to the point than this post. Anyway, even though it was a seller's market she agreed to split the cost with us (it was $5000) and gave us a $2500 credit at closing.

When we were selling the same house, it was a buyer's market - our buyer wanted the carport roof re-tarped and sealed (it was a flat roof with layers of roofing tarp on it) and wanted $1800 for this, even though the buyer's inspector revealed to our realtor that the roof was in fair condition and in his opinion had much more useful life in it before it needed to be replaced (it was not leaking, no signs of trouble). We offered to split it with her and she agreed to this.

It would have been so easy in the second case to balk and not give an inch, roll the dice and see if she was just fishing for everything she could get (she was, for sure - this was just another thing in a very long line of requests from her) - but like you, we also wanted to keep the house sale moving toward a successful closing. When we weighed the cost of carrying the mortgage, insurance, electric/water/sewer, pool maintenance guy, etc for just one more month if she backed out over this, it was far better to do what we did. It would've been far better for us to even pay the whole $1800 because our carrying costs were over $5K a month, if we had to start over with a new buyer. The "bird in the hand" story is so true when selling a house. And, we were waiting to move from Hawaii to California and the house sale was the only thing keeping us on the island at that point.

In our seller's case when we were buying, she was eager to sell - her father had passed away, she was moving and she wanted things over with quickly and cleanly - she probably would've covered the whole electrical cost to keep things moving forward - but we were thrilled with what she gave us - and we would've bought the house anyway. Every situation is different.

Not sure how $6K weighs against your selling price and how the market is in your area, but both times it worked out well for us to split things like this. I would offer to pay for half, at least - and you might have to get several estimates and pay for the whole thing depending on your market. Only stand firm on not doing anything if you really are willing to let the deal walk away because I would also be concerned about the age of it. Also weigh how crazy these buyers are about your house - if you don't do anything at all, or agree to split it, how strongly do you feel they will move on with the sale anyway because THEY don't want to lose it. Also consider the results of your inspection today - if it reveals more information that might make you lean more in one direction than another.

We install a couple dozen boilers per year for customers selling their home, and I always install new boilers in all my investment properties unless they're fairly new. The first impression of seeing a new boiler, indirect water heater, piping, trim package, control strategies etc tipped the scales in favor of one home in my market recently.

Some boilers last forever, so potential buyers tend to be turned off when they discover the unit is 30/40/50 plus years old.

I'm glad your heating company is coming so you will have an opinion on the condition of the boiler and the possible replacement cost. Expertise of inspectors varies.

If your company will verify in writing that the system is older but working fine, see if yet another heating company will say the same. Then, I'd offer a home warranty plus a portion of the cost of a new boiler to keep the deal moving.

If the boiler really is not heating sufficiently or is otherwise failing, I'd offer most or all the replacement cost.

First offer the home warranty making sure it is covered. Then if the buyers balk, nix the home warranty and offer an allowance to it. They knew the age of the house and had to have known the boiler was aged. They should have factored that into the cost of the house when they offered.

Here's an update. The company came over yesterday and tested the boiler and found everything to be working properly, and it reached a temp of 150, and 158. (The inspector said it only got to 120, below the minimum of 130). Diane, I assume this is a working minimum, I don't know. He did recommend a cleaning and a new thermocoupler. This is the same company they used to estimate the replacement. So I verbally offered this cleaning and thermocoupler, AND a home warranty for two years on the boiler. The buyers said no, they want a new boiler. So, we have offered to drop the price on the house by $3,000. (half of the lower end of the estimate). I should hear sometime this morning. Thanks for all of the input, and I'll let you know what happens.

shows you how the market has changed..My buyer last May said they wanted the boiler replaced as it was 30+- years old...I said it worked fine, and ,duh, they knew it was original when they made their offer..Their inspector said it "might" need to be replaced at some point due to it's age...double duh!!! Heck the new roof would need to be replaced at some point also...We said absolutely not to the demand, and they backed off real quickly...

Home inspectors are forced to make logical assumptions that fall into the "well duh" category. I'm forced to do the same thing when it comes to giving an opinion on the longevity of older boilers. A well maintained boiler could last for decades, or it could spring a leak in the middle of winter during sub zero temperatures.

I don't have a second chance to make a first impression, so I replace older boilers & hot water heaters. It's probably not as big of a deal in markets with little competition, bidding wars and in markets with warmer climates.

Well, they took the $3,000 price reduction verbally. Hopefully they sign off on it and we're good to go. I am so hoping this makes it to closing!

Cool, get it signed off as soon as you can - is there any sort of time limit on this for them to respond in writing? I only ask because both when we bought and sold there were time limits on everything to avoid stalling by either party I guess.

For what it's worth, I think you made a good compromise - it inspected decently well, they knew it was older when they made the offer - but you definitely don't want to start over with new buyers and drag this out longer - - it looks like things will keep moving forward now - you did great. Don't look back or wonder if they still would've stayed in the deal if you had offered less or said no. It's not fair that buyers have all the leverage now (remembering how it was when we sold - but if I was buying I would be glad for it I guess- it goes both ways). Keep looking forward to closing and the finish line and go to sleep peacefully tonight knowing you didn't just set yourself back another month or two by refusing to budge on this.

Thanks, flightfulbird. They did sign it yesterday, and we are over that hump. Here's hoping we make it to closing on the 16th!