toilet wear and tear
Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
     
     
toilet wear and tear (by melinda [MD]) Nov 13, 2020 7:31 PM
       toilet wear and tear (by plenty [MO]) Nov 13, 2020 8:06 PM
       toilet wear and tear (by on [WI]) Nov 13, 2020 8:08 PM
       toilet wear and tear (by Ray-N-Pa [PA]) Nov 13, 2020 8:14 PM
       toilet wear and tear (by on [WI]) Nov 13, 2020 8:18 PM
       toilet wear and tear (by DocX [OH]) Nov 13, 2020 8:27 PM
       toilet wear and tear (by melinda [MD]) Nov 13, 2020 9:11 PM
       toilet wear and tear (by Nicole [PA]) Nov 13, 2020 9:13 PM
       toilet wear and tear (by Robert J [CA]) Nov 13, 2020 10:02 PM
       toilet wear and tear (by BRAD 20,000 [IN]) Nov 14, 2020 12:51 AM
       toilet wear and tear (by don [PA]) Nov 14, 2020 3:05 AM
       toilet wear and tear (by Jim in O C [CA]) Nov 14, 2020 4:14 AM
       toilet wear and tear (by Steve [MA]) Nov 14, 2020 6:48 AM
       toilet wear and tear (by RB [MI]) Nov 14, 2020 8:06 AM
       toilet wear and tear (by Ray-N-Pa [PA]) Nov 14, 2020 8:28 AM
       toilet wear and tear (by RentsDue [MA]) Nov 14, 2020 8:45 AM
       toilet wear and tear (by RR78 [VA]) Nov 14, 2020 9:16 AM
       toilet wear and tear (by Gab [CA]) Nov 14, 2020 11:38 AM
       toilet wear and tear (by Gab [CA]) Nov 14, 2020 11:40 AM
       toilet wear and tear (by Dee Ann [WI]) Nov 14, 2020 2:48 PM
       toilet wear and tear (by Pmh [TX]) Nov 14, 2020 2:52 PM
       toilet wear and tear (by cjl [NY]) Nov 15, 2020 11:17 AM
       toilet wear and tear (by Tarheel T [NC]) Nov 15, 2020 1:23 PM

Click here to reply to this discussion.
Click Here to send this discussion to a friend

toilet wear and tear (by melinda [MD]) Posted on: Nov 13, 2020 7:31 PM
Message:

We are fixing ( new wax rings) three toilets about every 6 months in one rental. Toilets are unstable every time handyman goes to this one rental. Happens to be inhabited by the Large Family if you get my drift. I would like to remedy this problem Handyman tells me that it is possible that each of the Large Family is taking a toll on the toilets and that Lowes has some sort of metal frame (?) that can be installed. Cost about $30 each. Anyone out there have any comments/suggestions? --24.233.xxx.xx




toilet wear and tear (by plenty [MO]) Posted on: Nov 13, 2020 8:06 PM
Message:

Large as in the number of people or just people in large pair shaped sizes? I wouldn't like it either way. --172.56.xx.xx




toilet wear and tear (by on [WI]) Posted on: Nov 13, 2020 8:08 PM
Message:

Bad sub floor.gasket flange to high If the sub floor has been wet. osb/ plywood is a sponge.

Its junk.

The unit is bolted to floor and should not move.

KISS 16 on center or 24

I have put bracing under bad /sponge floor but the end result is work

on a high end job the whole floor is gone and we start over --66.97.xxx.xxx




toilet wear and tear (by Ray-N-Pa [PA]) Posted on: Nov 13, 2020 8:14 PM
Message:

I don't have much experience with them, but I have seen them advertised in HD......."better than wax toilet rings".

I wonder if those would help you out. The floor doesn't sound all that level.

Sometimes the rings come with a horn and that horn can make the thing unstable. --24.101.xxx.xx




toilet wear and tear (by on [WI]) Posted on: Nov 13, 2020 8:18 PM
Message:

Or you can just remove all of sponge .reinforce as needed and use treated lumber if u expext more problems.

its not the weight of the person .

--66.97.xxx.xxx




toilet wear and tear (by DocX [OH]) Posted on: Nov 13, 2020 8:27 PM
Message:

"Large people Think the toilet is a rocking chair."

20 years ago a LL taught me to put a wood spacer between tank and wall so "They can't Rock on Toilet."

No charge to pass on what I was taught.

Also as what WI said...Is floor solid? --75.188.xxx.xx




toilet wear and tear (by melinda [MD]) Posted on: Nov 13, 2020 9:11 PM
Message:

The family members are all at least 225 pounds.

Thanks for all of your helpful input! --24.233.xxx.xx




toilet wear and tear (by Nicole [PA]) Posted on: Nov 13, 2020 9:13 PM
Message:

not required but may make your life easier. Install a grab bar like the elderly have so getting up and down is easier for them. --72.70.xxx.xxx




toilet wear and tear (by Robert J [CA]) Posted on: Nov 13, 2020 10:02 PM
Message:

I am a licensed plumbing contractor. Many times people install the toilet lock down bolts to the flange with nothing but a plastic washer to hold it in place, then bolt the toilet on top of the flange with a wax ring -- wrong way.

Instead, one has to apply a nut and bolt the screw to the toilet drain flange so it won't move, slide and come out from the flange. The install the wax ring and put the toilet on top. Then bolt down the toilet using another nut and cap washer, then putting the cap on top.

If the toilet isn't level on the floor, they use plastic toilet wedges before the final tightening of the lock down nuts. --47.155.xx.xxx




toilet wear and tear (by BRAD 20,000 [IN]) Posted on: Nov 14, 2020 12:51 AM
Message:

melinda,

Wax rings compress over time with weight. Back when I was doing the work I would install then sit on the toilet for a few minutes to press the wax ring with my body weight. Then reach down and snug the bolts again.

Also when the home and the crawl space warm up the wax softens.

Best to return in a few days of use and snug them again.

Snug the bolts on each quarterly visit.

My guy would install double wax rings.

The wax must be securely attached to the porcelain. Review this with your installer.

I like the rubber donut style.

Toilet bases are not designed for wide bodies

and are constantly a problem esp with females in the home - they sit and tilt more than men.

A wide stance toilet is available. Expensive.

BRAD --73.102.xxx.xxx




toilet wear and tear (by don [PA]) Posted on: Nov 14, 2020 3:05 AM
Message:

225 lbs. is not a heck of a lot of weight. Either the subfloor is soft, the floor is uneven, or whoever is installing the toilets is not sungging down the bolts. As someone posted, you have to sit on the toilet to compress the wax ring, and then retighten the bolts, side to side. You cannot just crank down on them because that will break the porcelein. Then, go back a week later and snug them down again. --73.141.xxx.xx




toilet wear and tear (by Jim in O C [CA]) Posted on: Nov 14, 2020 4:14 AM
Message:

I had a 290 pound tenant that required a heavy duty toilet seat. --99.23.xxx.x




toilet wear and tear (by Steve [MA]) Posted on: Nov 14, 2020 6:48 AM
Message:

It appears as thought the only company that mentions anything about their toilets' weight capacities is Kohler which says 1,000 # for floor mount toilets & 500# for wall mount toilets.

The average toilet weight limit is around 1000 pounds (453 kg) for normal standard toilets and 500 pounds (227 kg) for wall hung toilets. There are no Government standards or regulations that specify a minimum or maximum weight limit for standard toilets. For wall hung toilets ASME Standard requires them to support at least 500 pounds. Of course these weight limits are for the actual toilet itself & don't include the installation.

IMO any properly install toilet should be able to accommodate a 250# - 300# person without any issues. I'd be willing to bet that your problems are due to a faulty installation rather than 225# people using it. Since there are 3 different toilets that are having to be reset every few months, I'd bet that your handyman is not capable of analyzing & solving the problem. I suggest that next time he goes there to make a service call for a loose toilet that you accompany him & see what is the real problem & what is is actually doing to resolve it.

As others have mentioned you need to be certain that the real problem is not caused by one of the following;

1. Unlevel floor & toilet not properly shimmed - check floor area with level then shim toilet base as needed

2. Soft / punky / damaged floor doesn't provide solid support - remove & repair damaged areas (IMO highly unlikely for 3 different baths to have the same problem)

3. Closet flange too high above finished floor - replace toilet flange & install at correct height 1/4" is ideal with 1/2" about the maximum for most toilets

4. Damaged closet flange doesn't allow Johnny bolts to be properly installed & tightened - replace closet flange or use a split repair flange

5. Closet flange roughed in wrong distance from wall - add solid spacer between wall & back of toilet tank to lessen the tanks ability to move

6. Wax ring installed incorrectly - thoroughly clean the closet flange & toilet horn then install a new gasket making sure to allow it to acclimate to the room temperature & compress by applying weight during bolt tightening. When he thinks it's tight enough, sit on the toilet & wiggle to compress it further then retighten the bolts. Some people prefer the style with a built in plastic extender or even using an extra wax ring. You might even consider trying one of the rubber seals like the ones made by Fernco or Fluidmaster

7. Toilet seat is too low for the users - get a seat extender or install a handicap height toilet

8. Tenants using toilet tank for support as they try to get up - install a grab bar or see #7

--71.174.xxx.xx




toilet wear and tear (by RB [MI]) Posted on: Nov 14, 2020 8:06 AM
Message:

Giddyup !

Sounds like someone is sitting on it backwards

and playing Rocking Horse. --199.192.xxx.xxx




toilet wear and tear (by Ray-N-Pa [PA]) Posted on: Nov 14, 2020 8:28 AM
Message:

RB,

You have me confused..........Toilets don't come with built in desk?

Man I must be doing it backwards all these years. I thought that is why it is called the reading room.

Hehehehehe --24.101.xxx.xx




toilet wear and tear (by RentsDue [MA]) Posted on: Nov 14, 2020 8:45 AM
Message:

The local mall here installed supports to hold up the toilets. Not to hold up people, they hold up the toilet. We grow ‘em big around here and I imagine they were having the same problem. I don’t know the name of the product but I will make it a point to stop in next time I’m there. I’ll even get you a picture. --75.133.xxx.xx




toilet wear and tear (by RR78 [VA]) Posted on: Nov 14, 2020 9:16 AM
Message:

My guess is a installation problem. You need to try someone with more experience. And explain the problem so they will do better.

I find even with plumbers. Few will take the extra step to install shims and level toilet. Like Robert CA said.

Then some will have a plastic flange. These warp and bend up over time some the bolts come loose. They make a cheap stainless repair ring that you can put over a plastic flange that solves the problem. On real bad deformed ones I have even had to grind down the plastic to get level and have the repair ring fit.

Either way there is some problem. Installation or the floor. Replacing every 6 months is not common at all. Even with 300 Lb people.

Not that I think it is the problem. But I did notice Toto toilets have a little larger base than most.

--73.40.xx.xx




toilet wear and tear (by Gab [CA]) Posted on: Nov 14, 2020 11:38 AM
Message:

Tenants are probably leaning to one side to wipe their derrière, which is causing the toilet to start to loosen up all the time. Not sure if just tightening the bolts on a regular basis will help before toilet loosens up and causes damages. --24.116.xxx.xxx




toilet wear and tear (by Gab [CA]) Posted on: Nov 14, 2020 11:40 AM
Message:

Tenants are probably leaning to one side to wipe their derrière, which is causing the toilet to start to loosen up all the time. Not sure if just tightening the bolts on a regular basis will help before toilet loosens up and causes damages. --24.116.xxx.xxx




toilet wear and tear (by Dee Ann [WI]) Posted on: Nov 14, 2020 2:48 PM
Message:

Our plumber makes his own "wax rings" that never seem to fail. He uses alot of plumber's putty and shapes the putty into a thick ring. Last time a tenant called to see if we paid for a broken toilet seat or they did, the question should have been,

"If we rocked back and forth on the toilet so hard to take a crXp that we cracked the porcelain and solid wood toilet seat that water is now leaking from the toilet, do you pay for that or do we?"

After installing a new toilet, as some above said, we glued a thick piece of styrafoam behind the toilet so that there was no "wiggle" room. That was 7 years ago. We've since added styrafoam behind all our toilets. --75.11.xx.xx




toilet wear and tear (by Pmh [TX]) Posted on: Nov 14, 2020 2:52 PM
Message:

interesting thread.... --72.180.xx.xxx




toilet wear and tear (by cjl [NY]) Posted on: Nov 15, 2020 11:17 AM
Message:

Every six months is a bit excessive I think. Maybe you need a "taller" toilet? This way they aren't sitting hard when they do ...

I was thinking I had one where it was leaking from the tank and my guy said it's from them leaning back. I didn't really understand and then he said "when they are on the toilet they are on their phones now ... they lean back and are on here for a while". It moves the tank. --67.242.xx.xx




toilet wear and tear (by Tarheel T [NC]) Posted on: Nov 15, 2020 1:23 PM
Message:

Robert gave great advice on toilet bolts. Screw a washer and nut on them at flange so they do not pull up out of flange, also keeps bolts straight and not moviing sideways when placing toilet. Buy a box of 1/4 in nuts and washers as the bolts will only come with one washer and nut to be used to hold down toilet. --68.119.xxx.xxx



Click Here to send this discussion to a friend
Report discussion to Webmaster


Reply:
Subject: RE: toilet wear and tear
Your Name:
Your State:

Message:
toilet wear and tear
Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. Do not add your address more than once per thread/subject. By entering your email address here, you agree to receive notification from Mrlandlord.com every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible to readers.
Email Address: