I need help!

I have a tenant and her grown daughter who's been in my home since May. Her sewer line has had to be cleared approx. 5 times including tonight. Last time, less than a month ago, he "jetted" the line. He is doing so again right now but since it's Saturday night, it's $400 rather than $300.

I had a couple in there before for approx 5 years and had a similar issue only 1 time. The guy I use to clear the line is great. I've used him for many years. He believes the reason for the continual clogged lines could be that I changed from a very old (many gallons) toilet to a new low flow when she moved in.

My options are to:

1. get a new toilet that has some kind of a cylinder that flushes harder but not the same type as the kind that flushes golf balls - more water needs to get into the line.

2. find an old (many gallons) toilet to replace - I actually have one I was planning to swap out.

3. or, hook up to the city water for approx $10K-$15K which I don't have now.

Also, I hate this tenant. She's been a nightmare from the get-go. But, I'm trying to keep my emotions out of it and figure this out.

Desperate for Advice.....

I can see why your plumber treats you right. Mine charges $125 to snake a line and with me being a very regular customer there are no up charges for weekends or evenings.

Every time I've had clogged toilets it's either something fairly obvious and tenant caused like if he pulls up baby wipes or feminine products in which case tenant pays or there is something that needs to be fixed with the sewer line.

I've rerouted sewer lines and replaced them for repeated problems. Who needs that headache or inconvenience of repeated problems. Last call he pulled the toilet and pulled out a ball of roots the length and size of my arm. Recently had a house on a septic with repeated problems. Again roots and discovered 10 feet of sewer line was back pitched adding to the problem along with none of the joints having been sealed so roots were growing between them. The only fix was to replace it and do it correctly.

Ditto for toilet change over. Try the simplest solution first, then move up the cost ladder if needed to solve the problem.

LisaFL - how much did you pay to re-route the sewer line? That sounds like the second cheapest option.

I have an issue with tree roots at another location. My plumber goes there 4-5 times per year.

The issue is the line runs under the detached garage. I was told by my handyman that the garage would have to be torn down and slab jack hammered to get to the pipe to replace. That one is on city water not septic.

Shoot!! The house with the current problem is on a septic system not city. Not sure if that changes anyone's advice.

If you have a 4" main with decent pitch, not sure changing toilet will do anything..

For $400, the roto rooter guy here runs a camera through the line so I can see the condition of the main..

I invested in a Ridgid K-400 couple years ago and have used more than 10 times to unclog main.. It is really dirty job, but it saves a lot..

Elliot, they do live in a SF but it seems that they issue may not be their problem. Except for when they were flushing the wipes. I told them after that if there were any signs of items that should not be flushed, they would be responsible.

Running the camera was an option but alone it was a couple hundred and I still had a clogged line.

I will check into the Ridgid K-400.

Elliot, they do live in a SF but it seems that they issue may not be their problem. Except for when they were flushing the wipes. I told them after that if there were any signs of items that should not be flushed, they would be responsible.

Running the camera was an option but alone it was a couple hundred and I still had a clogged line.

I will check into the Ridgid K-400.

Looks like I paid $1025 for that job in 2013. More recently I had 40 ft of sewer line replaced with schedule 40 PVC and the cost was $659.

Speaking of drains --> Dear Tenant, Upon signing of the lease /rental agreement you were issued the the keys to the premises and are the sole occupants. You took possession of a clean, well kept residential rental, with clean floors, walls, and fully functional utilities. While in possession you are responsible for maintaining the dwelling, kitchen and bathrooms, including free flowing drainage of all sinks tubs and showers.

Cotton swabs (Q-TipsŪ)

Cotton balls

Dental floss .

Fats, oils, grease

Facial tissue (Kleenex, Puffs, etc)

Food scraps

Unwanted cooking oil, cleaners, and the like should not be emptied down your drains.

Chemicals - Photo chemicals, paints, thinners, oils, varnishes, pesticides, used motor oil, unwanted cooking oil should never be flushed down a toilet nor put into any other building drains.

Clothing articles

Baby wiping products

Dead pets

Cigarette butts

Coffee grounds .

Dirt (such as from people who clean their flower pots in the bath tub should never be flushed down a building drain)

Drugs, prescription or non-prescription medicines

Condoms

Hair - Animal or human hair combings

Disposable diapers

Paper towels

Tampons, (wrapping them in toilet tissue and placing them in a garbage receptacle)

Any paper products with synthetic fiber reinforcements

The above mentioned products are known to create drain blockages and the owner will not be held responsible for drain cleaning if any blockage is found to contain these or other components that are not compatible with the drain system. Drainage clogs are the responsibility of the lessee and under no circumstances will the landlord incur charges for plumbing services requested or required as a result of abuse, mistreatment, or negligent practices resulting in the loss of function of any of the water based utilities.

I am a California State Licensed Plumbing Contractor and landlord. I too have rental property's with septic systems.

Here's what I first do.

1) I measure the size of the septic tank and use a formula to calculate on how many bathrooms, bedrooms, occupants and see if there's a bathtub or sum fixture adding too much water during a 24 hours period.

If a tenant is putting too much water in the septic system, like a bathtub or washing 10 loads of laundry with an old inefficient washer-- then I remove that item (like a bathtub) from draining into the septic system and re-route it to water the landscape via a sewer pump (about $150).

2) If the tenants are putting things like paper towels, tampons or other non-biodegradable things down the drain, then I install a removable filter in the drain line between the house and the septic system. It will catch things before they go into the septic system or the leach lines.

3). I treat the septic system every month with enzymes to help the system digest matter.

4) If the tenants flush the toilets a lot and they are not the efficient 1.2 to 1.6 gallons per flush, then I would replace them also.

5) I would read the water meter each day to see how much water they are putting down into the system and over taxing it.

I have a few rules about drain lines. #1 remove garbage disposal(on rentals of mine have that. #2 don't pay for plumber unless roots are pulled from the line. Should that happen I don't play with that. Call in pro to dig and lay new 6 or 8" drain line. The cost of calling the plumber is astronomical compared to replaced line. On that subject if you do replace that doesn't mean you have to remove the old they lay a new one right on top of old.

You need to stop the jetting-- use a roto rooter that will capture what's in the line. This is how we make many pay for the plumber--- tampons. I've heard it once or was it a 1000 times "Oh I never do that" -- OK well maybe your guests did who should also know better.

I take pics and have the plumber show the tenant what they pull out-- not to mention little john's tank or little truck.

IMO your "guy" is not so great if he's charged you $1,600.00 (4@$300.00 & 1@$400.00) over the last 7 1/2 months to just clean out the waste line between the house & the septic tank / septic field. He should have already used a camera to find out what the actual problem is or at the very least he should be giving you a repeat customer discount.

I agree with stop the jetting ... you most likely need to get a camera in there to find what's going on as well as potentially roto the line (you don't need to call the company - my plumber does it too) and see what they can pull out.

It usually is stuck on their blades and many times they have pulled it out and will leave it on the floor, take a pic then continue to clear the line.

Ray-N-Pa - No, it was going to be an extra charge, like a few hundred to run the camera.

I think I need to replace the pipes, unfortunately, there is snow on the ground so this probably isn't the best time.

For now, I will change out the toilet back to the high water flow, then in spring change out the pipes. I had no idea changing the pipes was an option.

Waste water lines are either 3 or 4 inches in diameter. It should be more than capable of flushing a five gallon toilet.

I am thinking you have either a belly in the line or a break in the line allowing roots to break it further.

Roots by themselves will not grow back five times in a year, so if it is tree damage - it is significant. I use a product called Root X on units with larger tree even just near the sewer lines.

I can't speak to the cost of living where you are at, but a typical jetter job with my normal sewer service guy runs about $140. That might be an extra $50 due to the weekend. He will not run a jetter without first running a camera so he knows what is stuck and where it is at in the line. You might be taken advantage of

Buy some copper sulfate powder, and pour about a cup of it into the sewer cleanout. If no cleanout is present, put it in the kitchen sink, and run about 1/2 gallon of water in on top of it.

Copper sulfate is environmentally friendly, but it will stop tree root growth into your sewer line. This is what I expect your problem is.

Some areas the average is only 150.00 to run a camera.

But sounds like your area is like mine. $350.00

But you really have to have that done to see what your problem is.

And yes low flow toilets can cause soft clogs. Better to have a 3" main line instead of the older 4" size. Water fills the pipe more to was away solids.

Also if easy route the washing machine drain so it flows into the main last. Dumps more water fast to help wash out the line.

I get no tampons but when you guys say "no paper" you don't mean toilet paper, right?

The plumber said there was a lot of toilet paper and sludge or solids or something equally gross.

Absolutely. I say no tp in the sewer in that one duplex. I ask them to use a trash can. The one side has been able to do that for 6 years.

The new tenants I believe we failed to express the importance of that request. Plus no sign.

Mo(WA)

I make them sign an acknowledgement indicating what type of toilet paper is acceptable....pretty much Scott's or Angel Soft per my plumber. Plus no wipes, car litter, feminine products etc......

the new low water toilets ARE a problem. they do NOT introduce enough water to move the solids. the waste just lingers in the lines. no sewer fails that often unless there is misuse or a blockage. might be roots, a collapse, a toy wedged, something. i ALWAYS look at the back of the toilet when in units and take a picture of the baby wipes and memo the tenants that the lease says no wipes flushed and that NO MATTER WHAT THE PACKAGE SAYS THEY ARE NOT FLUSHABLE. some folks use insane wads of paper for the task...you do need to tell them that a roll should last days three trips.

definitely TIME FOR A CAMERA ( AND a plumber with better rates...he's fleecing you). the camera goes in this time BEFORE the snake to see if the tenant is dumping grease, baby wipes, dental floss, girl things, etc. if so they pay the drain guy. if it's determined that there are roots or other obstructions they get dealt with.

once clear, tell them to stop using the drains improperly or pay the cleaner

Snaking the drains 10 years ago was approx $125 ish. Now I get charged $300. Sometimes the plumber can "catch" what is blocking the drain (roots, tampons, etc). I now have written in BOLD in my lease if the sewer needs to be snaked it costs approx $300. If tree roots are found I will pay the bill. If the line is plugged with feminine products, grease, toys, etc. the tenant is responsible for the bill. I had a sewer line snaked a few years ago and the snake pulled back bandage gauze cloth. I took the gauze to the front door and showed it to the tenant. He said he did not flush any gauze down the toilet, all the while talking to me he had one of his fingers wrapped in surgical gauze!!! That was the day I added the sewer/clean out clause to my lease.

Ask the plumber what caused the clog. If it is something they are flushing, the tenants are responsible for the bill.