Just wondering how folks handle stopped up toilet calls. I normally say, I am happy to send a plumber over, HOWEVER know that if he determines you are at fault you will be responsible for all costs. I also let them know....FYI... hard to imagine how a stopped up toilet is NOT DUE to something you put down it.

How do you handle stopped up toilet calls?

DO NOT PUT IN DISPOSER/TOILET/SINKS:

THIS INCLUDES, BUT IS NOT LIMITED TO:

BONES

BABY WIPES OR DIAPERS

CHEMICALS - PHOTO CHEMICALS, PAINTS, THINNERS, OILS, VARNISHES, PESTICIDES, USED MOTOR OIL,

CIGARETTE BUTTS

CLOTHING ARTICLES

CLEANERS, OF ANY TYPE.

COFFEE GROUNDS

CONDOMS

COOKING OIL

COTTON SWABS (Q-TIPS®)

COTTON BALLS

DENTAL FLOSS

DEAD PETS

DIAPERS OF ANY TYPE OR WIPING PRODUCTS

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

EGG SHELLS.

FATS, OILS, GREASE

FEMININE PRODUCTS, TAMPONS, ETC. ( PLACE THEM IN A GARBAGE RECEPTACLE ONLY)

FUR

HAIR - ANIMAL OR HUMAN HAIR

PASTAS.

PAPER TOWELS

PITS

PAPER PRODUCTS WITH SYNTHETIC FIBER REINFORCEMENTS , TOILET CLEANING ITEMS.

RICE

SEEDS

VEGETABLES, STARCHY OR STRINGY.

ANY STOPPAGE NOT CAUSED BY A FAULT OF THE HOME WILL BE PAID BY THE TENANTS.

Laura,

We make it clear we do not unclog toilets. Period. It is clogged from whatever THEY or their kiddos tried to flush. Call a plumber because my guys are busy with MY list!

Our lease orientation meeting includes some basic training on feminine products, kitty litter, etc. Several small loads are better then one large load.

WE remove any shelving from above the toilet and that has helped immensely with brushes, scrunchies, etc falling into the bowl. It does not stop toys, phones, or men with large colons.

We supply each bathroom with a zip tool for the sink and an accordion style plunger for the toilet. Cheaper than a single service call.

BRAD

I actually have a laminated card taped to the toilets like they have for boats. "Do Not Put Anything Down the Toilet Unless You Have Eaten It First!"

I am not paid enough to unclog someone's toilet.

PS

As I think back I cannot recall the last clogged toilet call we received.

Well ... I had one a few months ago that the tenant called and was indicating that the toilet is continuing to "overflow" and is backed up. She claimed that she tried to plunge it and snake it but to no avail.

When she called again (before I could even get the messages) she indicated "It's running all over the floor! You need to get someone here ASAP!!"

I called her and said "STOP FLUSHING THE TOILET!"

So - plumber goes over and clears it. Says after (to me) "I think there is something wrong with the toilet because I'm having a hard time getting my snake through. Whatever it is - it's hard. I think it may plug again in a few days but we'll have to see".

Sure enough, a few days later and she calls indicating that it's plugged up again. He pulls the toilet (again) and just says "I really recommend just replacing the toilet at this point - if that doesn't do it then there is something in the pipes (which he can't see immediately from looking down".

We replaced the toilet - no more issues.

MY DAUGHTER calls us about 3 weeks ago and says "hey, my toilet isn't flushing right (never really has since she moved in a few years ago but always went down). She plunges it, reads on line about hot water and soap (tries that - sort of helps). Goes out and purchases a toilet snake (all proud of herself because "she fixed it all by herself) and then about a day later - not flushing again.

Talks with the neighbor downstairs (in a condo) to see if he is having issues (I'm "hoping" there may be something wrong with either the vent stack or the lines and not with our toilet) ... no problems at all.

She has a maintenance guy she knows at work come over and he pulls the toilet for her - yup - needs a new toilet!

Now at my house - seems that BOTH of my toilets lately have been acting up and not really wanting to flush ALL OF THE TIME. Almost on a daily basis which is NOT common (obviously).

Very unlikely a toilet goes bad, CJ - tap on the used toil;et till the toothpaste tube or GI Joe doll falls out then glue it together and place into service again, I have a battery gizmo called -see snake- it is 30 inch camera on stainless flex and you push it in and can see the perfume bottle cao, socks, shampoo cover, head of doll floating in the trap so there we tell them the old phrase - if you did not eat it and we pull it out you must pay the service call and in this case it is a replacement toilet, however if the stack is stuck then we hand them this list --

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-Tips®)

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.

Unless it's tree roots, in which case a pro with an auger will be required and he'll tell you it was roots, or a collapsed line the tenant pays. There was only one exception to that since I started doing this in 2005. A couple with no kids moved in. Toilet flushed fine during move-in check, but a few days after move-in they reported it would clog/slow flow even when just a few sheets of TP were flushed. I witnessed it myself. Came to find there was a toy lodged in the trap, most likely from the PAST tenant's who had a little kid that did have those kinds of toys.

I usually ask if they can explain how a toilet can clog itself....the answers are priceless. lol

Don't get me started on tenants that let the toilets overflow and do nothing about it.

It is true, that tree roots and even debri flowing down the city lines can clog a home line. Just had one this past weekend. I try to run by and check the city clean out before I go any further. (ie. if there is water in the clean out, that means that the line above it is clear and that the city connection is blocked.) The city where I have my homes is very quick to respond. I am very lucky.

One tenant told me that the sewer was clogged. And because my regular plumber was not available that day, the tenant called in another company. The service men could not rooter out the clog but they still wanted to be paid. They claimed that the line to the street was broken. I refused to pay the company. And when the workers threaten to call the police, the tenant immediately paid the bill.

We actually just replaced the toilets in my own home. Since installation, one of them routinely clogged.

Upon the advice from a friend, we purchased and installed the "16 Golf Ball Toilet". Google that and you'll see it at HD, Lowe's, etc.

We love it! No clogs since!

$200+ a toilet for rental seems a waste to me..

Vee,

I really like the wording in your dear Tenant paragraph. I hope you don't mind if I use it.

My lease has a clause that includes: "The only items approved to be disposed of down the toilet are bodily excrement and reasonably necessary amounts of toilet tissue."

Lucy(IN). I once had a house with a similar problem. It turned out that it was because of the many different materials (pvc, terra cotta, concrete) that had been used when making the city connection.(and possible workmanship issues) Thankfully the city came out and repaired it for free. (It was on their side of the clean out). They had to dig up the road. The neighbors weren't happy.

If the problem is past your street cleanout, it may be worth your time to call the city and request a camera to inspect.

I like LTD's laminated card. I am going to try it and see reactions..

My lease states tenant is responsable for keeping all drains clear. I tell them at M/I that if it's a "line" issue, I pay, otherwise, they pay. BUT.... Call me & I'll arrange it as my guy can unclog it for cheaper than someone you pull off the internet or word of mouth. It helps to make sure I don't get ripped off by scammers trying to get paid for non-necessary repairs too.

I also will pay to unclog any drain 1 time within the first month. With my rentals, I gotta figure any clog that happens right away is almost always due to the prior tenant - hair, synthetic hair extensions (super fun when the melt it into a wad by using draino), toys, ATM card....

From our lease:

Occasionally you will find a toilet is the fault of the appliance itself.

Most often it can be blamed on the user, however it is our job to explain to them what not to put in the toilet......................

Personally, I handle my own service calls and there are very very few because they know that they may themselves be responsible if any item is placed in the toilet and found to be a violation of the rental agreement.

Your rental agreement should have a timeframe, that allows the tenant to use the toilet trouble-free and after that unless it's a mainline failure, they may well be held liable.

Dangling that Carrot in front of them will make them think twice. Unfortunately children have their toys, and I have had the large plastic keys that are used as teething toys get stuck in the toilet basin between the porcelain....

Most plumbers would want to throw the toilet away.

Before doing anything I cross tied a 1 inch strip of terrycloth towel and used a small packing strap as a very strong handle. On the third flush, the towel wrapped around the plastic keys and I was able to pull those out.

The toilets never delightful, but it can be costly.

We always let our tenants know at move in and it's in the lease as well. The only time we've had problems is when the tenant can't pay rent, then they clog the toilet on purpose and use it afterwards. That only happened twice by different tenants and they were evicted.

Seems that tenants think they don't have to pay the rent if something is wrong with the unit. We know something is up when a repair request comes at the end of the month.

Once had a cleaning service the tenant hired flush paper towels down the toilet. They were very difficult to get out even after pulling the toilet.

Paulette, toilet's locking lids is exist!

I just googled it and they are coming in different shapes and designs.

Just interviewed two young girls recently who were moving because their landlord wouldn't let them flush tampons down the toilet. HAH! I told them, "Well don't move here because we have the same policies!" They were shocked until I explained about septic systems.

If it's a new tenant or a new house that we just started managing within 30 days, my maint guy goes and evaluates issue. If great low maint tenant, I take care of it usually. Otherwise, tenant pays for plumber and unless plumber says tree roots, tenant owns problem.

I love the hard stand textbook responses. Here's the fallacy....one call to the code department and it becomes YOUR problem regardless of what lease says. Otherwise it's considered an uninhabitable property.

I have a one page addendum, each of my tenants read it through and also swear with their signatures understand that any clogs in the toilet after 30 days will be accepted as their responsibility and there is a long long list of items, many of which other people have mentioned.

Plastic children's toys are prominently a problem in rental properties I have done repair work for other landlords through management companies and found those quite often.

One time I even found a cell phone!

In all cases where a renter has had possession and the toilet was working and now it's not working. It's either their fault or it's the renters friends, who entered the property with their permission.

So I always promise that I will send them the bill, and if the bill should go unpaid they understand that that will come to them in the form of a notification that will enable me to cancel the rental agreement.

I as a landlord love cats, but I do fully explain cat litter is one thing that will not be tolerated.

It's problemsome because it can step up your pipes.

I once did work for a landlord who owns an apartment building, and she had a $10,000 plumbing repair, one of her tenants who was not happy when they left actually poured cement down the drain. This stopped up the sanitation 7 of the 12 apartments.

prescreening and having a thorough written agreement with pictures and a video and mandating the tenants to watch the video can be helpful.

If they don't accept your rules, they would not be a good tenant. That is if you administer your rules correctly!

To your success,

baby wipes! baby wipes! baby wipes! they are such a problem that the local sewer district sends special memos about the damage they do to their treatment equipment. they snag on any root or burr and stack up like cars in a junkyard.

i have a special one page memo for them and floss. i've also seen lady items with the strings entwined like a bolo. the tenant called to report a slow drain and i reminded him his 13 year old girl might have some "input" and to remind his wife about the wipes she continues to use.

We changed out 24 toilets to the Niagara stealth 0.8 GPF Single Flush 10” Round Toilets in 2015 when the water company offered rebates that made then nearly free. It cut my water volume use by about 40% overnight - and NOT ONE clogged toilet since. The tank has a flush chamber and no flappers - we have experienced NO leaking at all. There is a push button at top of tank and the applicants love the look "OH! you have contemporary / european toilets!" Well ... I guess that yes I do ! My gripe: happy meal toys! I swear the folks who design the happy meal toys create them to be certain they clog any brand of toilet P-trap they enter. They do not get past the bowl of the stealth toilets. Yeah!

Years ago at another site with the "old school" toilets our plumber shred shared this trick for clogs: Try to plunge then snake - but only very gently snake. Then put S cup "Dawn Platinum Advanced Power Liquid Dish Soap" into clog. WE buy at Costco. Only use the platinum Dawn / that says 4X on the label; told me it has 4X more silicone or soem other grease removal agents than the other Dawn products. Let that sit about 15-30 minutes and it will sink into the clog location. Then heat up some water very hot, but not boiling. slowly pour 1 cup hot water into the standing water-muck and then watch if bubbles come up or the clog moves - if not try a swift partial-flush (if toilet) and slowly pour more hot into muck as the drain starts to clear. Try plunger again - then snake. This cleared 95% of my drains on old -school style toilets we owned until 2014. Did not clear spaghetti or rice that sat and dried up in drains. And 100% of my sink clogs the past 3 years.

When we did replace any old-school style toilets at my past property due to clogs - I always had the plumber put the bowl part into my storage garage. Then I had the tenant come to the storage and watch while I hammered the old p-trap open to see what the clog was due to - and every single time there was either a small toy, makeup items, etc - and then they got to pay for the new toilet....

I had tenant involved in a drive by shooting. FBI raided the house and took him away. The toilet was clogged ever since and I had to replace it. When I threw the toilet out on the curb bullets in a bag fell out of the bottom.