No, I'm going to have to buy ALL the lawn equipment, tools, etc, that I have never needed up til now.... There is a new line in my budget to save for 'misc house stuff' That's exactly my position, Fonz. I have a small down payment, no house that I need to sell, and am getting what I think is a pretty awesome rate on the mortgage. It sucks for the sellers and they kept saying in their counter offer 'Please note that we are losing 11k on this transaction' Umm, I'm sorry but maybe you shouldn't be upgrading to a bigger house in Lewis Center during a down housing market..... Oh and yes, Chris, the inspector looked at the water heater but I don't think he looked inside it. I'll have to get someone to do the maintenance on that.