Ok, this post has been at the top long enough. I'm commenting so it can drift on down the page. Sounds like a good program. I was just in Austin last week and had a great time visiting the Zilker Bot Garden and the Ladybird Johnson Wildflower Center.

I have paid for two years in a row, and my name is not on the list. However, when I follow your link, it says welcome to me. I am not sure what I ever clicked or why I am not listed, but I never have a problem submitting roses to the list. As far as I am concerned the membership in HMF is one of the most worthwhile expenses I have in gardening. It means more to me than when I belonged to the ARS or the local society. I am getting so much information from them. Sammy

The best you are going to do is about 83% AFUE. You did not mentiion the sizr or if there is a tankless water heater. IS your steam system a 1 or 2-pipe system? If it's 2 pipe you may consider changing to a hot water system. Water system boilers can be as high as 93% AFUE. There will be some piping changes but you will be able to maintain better temperature control along with the increase efficiency( decrease in gas use). Good luck,

I'm rethinking this now - maybe I should simply do subway tile througout (both above the existing cabinets) and above the new "bar" w/shelves on top. I'm just now reading threads on here about how to deal with outlets, phonejacks, etc. with a backsplash. I've also got a security system wall unit smack-dab in the middle where the backsplash will go: GW's, thoughts? Thanks in advance.