 Running Toilets (by Steve [OH]) Aug 29, 2015 3:45 PM
 Running Toilets (by OPM [OR]) Aug 29, 2015 4:09 PM
Running Toilets (by Smokowna [MD]) Aug 29, 2015 4:13 PM
Running Toilets (by Kathi [OH]) Aug 29, 2015 4:14 PM
Running Toilets (by Robert,Ontario,Can [ON]) Aug 29, 2015 5:37 PM
Running Toilets (by David [MI]) Aug 29, 2015 6:32 PM
Running Toilets (by David [MI]) Aug 29, 2015 6:32 PM
Running Toilets (by David [MI]) Aug 29, 2015 6:34 PM
Running Toilets (by BRAD 20,000 [IN]) Aug 29, 2015 10:35 PM
Running Toilets (by Vee [OH]) Aug 30, 2015 5:20 AM
Running Toilets (by Chris [CT]) Aug 30, 2015 7:20 AM
Running Toilets (by Robert,Ontario,Can [ON]) Aug 30, 2015 8:26 AM
Running Toilets (by ToddB [MN]) Sep 2, 2015 4:54 AM
Running Toilets (by Steve [OH]) Posted on: Aug 29, 2015 3:45 PM
Message:
What exactly do you do when when you get that call and they're
already received their first big water bill? I recently sent a licensed plumber and it took three trips to get it right. He's pretty good and I
think he was trying to keep my costs down but he eventually replaced
everything but the toilet itself. I need a better strategy for next time. Thank you for your help.
--74.135.xx.xx |
Running Toilets (by OPM [OR]) Posted on: Aug 29, 2015 4:09 PM
Message:
Steve.. of course when you rent.. the responsibilities move from you to the tenants.,.
They did not hear a running toilet ?
Would your lender let you deduct from the house payment .no
'Time is of the essence' & reporting is an 'affirmative duty' for the tenants.
Of course they will say they did not hear.. still
you can't fix what you don't know about..
Good luck --162.247.xx.xx |
Running Toilets (by Smokowna [MD]) Posted on: Aug 29, 2015 4:13 PM
Message:
It is said to chance the flapper with every turnover. I admit I do not do that. I recently bought Made in USA flappers and they just didn't seal. My thinking was to leave well enough alone....back to the old method.
There is also the Mansfield product that I'm slowly switching over to.
That said, A recent shack had a water bill of $600. (Three months). One person moved out of that place and the next bill came in at $300.
So in this day and age, I'm not too quick to blame the house when the occupants have dumb habits too.
--74.96.xx.xxx |
Running Toilets (by Kathi [OH]) Posted on: Aug 29, 2015 4:14 PM
Message:
My plumbing tool box usually has a bottle of laundry bluing. Food coloring will do in a pinch. When doing a check, or other requested maintenance, I always put some bluing in the tank. I then look to see if any of it has migrated into the bowl before leaving. --64.108.xxx.xx |
Running Toilets (by Robert,Ontario,Can [ON]) Posted on: Aug 29, 2015 5:37 PM
Message:
Go out buy some Niagara Flapper Less toilets then finish the running toilets once and for all. So far converting out all the toilets to Niagara Flapper Less toilets which only use 4.8 liters per flush. Even in the house bought a Niagara Flapper Less toilet. Very pleased with the performance along not having ever to deal with flappers leaking. The other option is to install a 400 LS leak sentry fill valve which shuts down the water if the flapper is leaking. Try a Niagara Flapperless toilet in the house to see how they work. --207.164.xxx.xxx |
Running Toilets (by David [MI]) Posted on: Aug 29, 2015 6:32 PM
Message:
I spent something like four hours at tenants house messing with a toilet. Then I realized that lowes sells $90 toilets and $15 guts.
I said no more. It's far cheaper and easier to just replace a 20-30 year old toilet than spend time messing with it.
So my game plan is something like this for toilet not working
1. obvious what is not working? replace that.
2. otherwise replace the guts
3. still doesn't work? replace the toilet
4. if you know the toilet is bad and have the toilet pulled already, put a new one on --108.226.xx.xx |
Running Toilets (by David [MI]) Posted on: Aug 29, 2015 6:32 PM
Message:
$90 toilet at lowes includes everything but the water supply line --108.226.xx.xx |
Running Toilets (by David [MI]) Posted on: Aug 29, 2015 6:34 PM
Message:
Smoke, the guts that lowes sells, it has been updated to have a leak-proof system where the water does not fill if the handle wasn't depressed. ie, if the water level goes down because the flapper leaks, the tank isn't filled. --108.226.xx.xx |
Running Toilets (by BRAD 20,000 [IN]) Posted on: Aug 29, 2015 10:35 PM
Message:
Steve,
1. Toilets are simple. A leaky toilet is a $15 handyman job, NOT a licensed plumber job.
2. Licensed and it took 3 trips!! I certainly hope he did not bill you for 3 trips!!
If leaking into the bowl, replace the $3 flapper. Run your fingernail around the tube to remove any calcium build up.
The utilities are in the name of the res for a reason. When these things go unreported, it's their problem.
Suggestion: was to toilet leaking or by chance your main line into the house? Shut off all water then look at the flow indicator on the meter. If moving, look for a puddle or soft spot in the yard in line with the meter and incoming water line.
BRAD
--68.50.xx.xxx |
Running Toilets (by Vee [OH]) Posted on: Aug 30, 2015 5:20 AM
Message:
Many areas of OH the water/sewer can only be in the name of the owner, so we make copies and give to residents - some courts allow the payment to be divided towards damages and water/sewer.
About the plumber, erase this one from your call list, being proactive will prevent this from happening, when I teach the plumbing class at my area landlord meetings I ask how long does it take to check online for late rent, it takes longer than replacing the rubber parts for a toilet, the cost is 15-20bux of parts, use your time wisely, replace at a showing before locking up, I even use the toilet as a test so I know it works. --75.94.xxx.xxx |
Running Toilets (by Chris [CT]) Posted on: Aug 30, 2015 7:20 AM
Message:
If the toilets are old just replace them, no more problems.
--67.82.xxx.xx |
Running Toilets (by Robert,Ontario,Can [ON]) Posted on: Aug 30, 2015 8:26 AM
Message:
It costs a little over a hundred dollars here to buy a Niagara Flapper Less toilet. Fewer parts along with not having a flapper saves a lot of time running around by constantly fixing leaking flappers. One can spend there time doing other things. Here as the cost of every cubic meter of water has gone up the savings can be paid for in less then a year. On the vacant apartments will install a new Niagara Flapper Less toilet then will not have to worry about it again along with changing the shower head to air mixing low flow type and all the aerators on the faucets to low flow. Spend money have to get it back then some. --184.147.x.xxx |
Running Toilets (by ToddB [MN]) Posted on: Sep 2, 2015 4:54 AM
Message:
I have heard of two condo associations that are requiring inspection or replacement of the flappers. This seems to be the thing everyone is looking at. We are replacing them all over a few months. Also doing the fluidmasters, aerators and shower heads.
We have not noticed any big drop in the bills but we not getting the spikes we used to. So overall it is helping the bottom line. --73.24.xx.xxx |
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