[redpoint5]

That reminds me Frank, another thing I was considering is to install a tankless gas water heater in the crawlspace below the house in a central location. I'm not sure if codes would allow for this, but I imagine it's ok since the heaters are allowed in living spaces. This would be my preference so that I can free up some space in the garage.

My crawlspace is difficult to maneuver in since it's only 4ft high at the largest end. I'm envious of those with basements... they aren't very common in the NW.

And yes, I do have too much space. 4bd 2.5 bath 2100 sq/ft just for me and the wife. I had been renting out the other rooms the last 3 years of my unmarried life, but she ruined my plan of retiring at 50 and marrying a 25 year old; and yet I couldn't be more satisfied.