Home Buying in Long Beach>Question Details

New Buyer, Home Buyer in Long Beach, CA

I've made an offer to buy a condo in Long Beach, CA. It's built in the 1970 and has ceiling radiant heat.

Asked by New Buyer, Long Beach, CA Mon Jan 28, 2008

So far haven't been able to confirm that the heat is working. Had inspection last week and Home Inspector also was not sure. Waiting for his final report

What should I do next?
Have it inspected by electrician?
Does anyone have an idea how much it costs to replace radiant heat panels in ceiling?
Can a seller legally sell a condo in CA that does not have a form of heat?
If it does not work can I still negotiate lower price with seller?

Help the community by answering this question:


Many of Long Beach's older condos and oyo's still have radiant heat. Radiant heat is sort of like a grid of pigeon wire throughout the walls and/or ceiling. Unfortunately if any portion of the wire is broken it usually will no longer work. Nailing a picture into the wall will usually take care of that pretty quickly.

There are very few contractors that know enough about or are still willing to repair radiant heat, and it is often a very expensive and time consuming repair. It is usually easier and more cost effective to install an alternative form of heating.

If the heat is not working in only one room I doubt the lender will get in the way of a closing. Heating systems need to work in order to close escrow.

You should find out if the seller still carries their home warranty. If they do, the home warranty company should cover the repair or install a new heating system. That is what the insurance is for.

If this is the only heat in the home, then yes, the seller should either repair or install a new source of heat.

I sold a historic home (late 1800's) with NO heating system. It had a centrally located fireplace which actually heated up the entire 2 story Victorian home very nicely. The lender actually approved that one. Actually I sold that particular home twice.
0 votes Thank Flag Link Mon Mar 10, 2008
Thank you both for your useful responses!
0 votes Thank Flag Link Tue Jan 29, 2008
I would agree with Dot, with just one addition- I would request that the seller pay for the additional inspections, so that you aren't paying out of your pocket for these specialist. Then, of course, negotiate for the repair or replacement of the item. One caution, you may not be able to obtain homeowner's insurance with certain types of heating systems. I have encountered that with past clients'. Make certain before it is repaired that it will be insurable, or you may need to put in an intirely new type of system. better once right, than twice wrong!

Patti Phillips
0 votes Thank Flag Link Mon Jan 28, 2008
I would definitely have another professional check it out. I would call heating repair companies and an electrician. If it is radiant heat from the ceiling it must be O L D !!!!

If it does not work, then you need to have your agent go back and negotiate to have it repaired/replaced or credit you for an amount you both agree on.

All the best!
Web Reference: http://www.DotChance.com
0 votes Thank Flag Link Mon Jan 28, 2008
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