Got a text from a tenantover the weekend that a toilet was leaking when flushed. Texted back to ask where - between tank and bowl or under the bowl. She said under the bowl. We decided that we really didn’t feel like pulling a toilet today. So I called our plumber. Turns out, this was a good thing as the toilet was leaking because of a cracked flange. And the plumbing is PVC, but it was a street 90 instead of a sweep 90! So not as much space to attach the new flange. He was able to do the repair without cutting into the ceiling below.

So, if we had attempted to do this ourselves it would have involved multiple trips to HD and then calling the plumber later in the day when we realized we didn’t quite have that much skill. Which means the tenant likely would have been without a toilet overnight. Which likely would have cost me a hotel room for the tenant. Hassle avoided!

All I did was sit on the stairs with my phone while the plumber got down on his knees, wrestled with the toilet, worked with noisy tools, got the part he needed from his truck, and wrestled the toilet back into position. Already regretting not having him replace the flush gasket when he pointed out the condition. I may or may not learn a new skill when it starts leaking.

Two years ago I stopped by a friends who also had a leaky toilet. The leak was between the tank and bowl. So I explained I had to separate the tank/bowl and disconnect the supply line also. So as long as I have the toilet apart, I should change the angle stop supply valve, the supply line, the ballcock filler and the flush valve with gasket. I am a plumbing contractor. So my friends said, "Oh we don't have to do it now since it stopped leaking". I offered to do it for the parts only, under $50. They opted out.

So six month ago it began to leak again. The supply valve was frozen and wouldn't shut-off. The nuts holding the tank to the bowl were rusted and when the owner tried to turn the tank nuts the long brass bolt turned and all of the water from the tank ran onto the floor. I got an emergency call, come quick. I told them I couldn't, I had a dozen tenants with appointments to fix important essentials.

They said they would call a plumber to fix it then. I told them it's time to replace the toilet because Kohler parts were expensive. They wanted to fix their current 35 year old toilet, plain white and nothing special. A new fantastic energy saver elongated toilet is under $200.

So instead of spending $50 two years go or $200 on a new toilet, they called a plumber on a Saturday Night to Fix their toilet. Guess how much? Part $400, Labor $350. That's $750 total.... My friends say, "this was an emergency so it was worth it". Not thinking that if they took car of it at the first sign of trouble, it would have been maybe a $100 fix....with Home Depot parts and a couple of hours of the husbands time...

Definitely a win, congrats!

Now, I want to push you even further into more wins... why were you sitting there on the stairs supervising a professional at his craft? Part of the reason I use reputable contractors and pay them $80 - $100 an hour is that I don't have to supervise them like I would a $20-$30 "jack of all trades" laborer. You're paying for this too, but not taking advantage of the FREEDOM you get for paying for a full service professional.

My workers are licensed, bonded, and insured. If something goes wrong, we file against insurance or whatever.

My friend Brad 20K, a renown posters on this board, encourages us to "take the tools out of the trunk." Amen, amen, AMEN! The next step is taking ourselves out of the picture. We don't need to be involved. I got a text from a tenant yesterday: toilet is leaking. I called my Mr. Fix-it and said, "please fix the toilet at 123 Anywhere Ave. Tenant's phone is 417-555-5555."

Then I went back to doing other stuff. The toilet got fixed. I will get his bill via an email in a day or two. That's all the involvement I need have.

Now if I were really high speed I'd hire a VA (virtual assistant) to handle repair scheduling, and delegate out paying the bill to an assistant. Working toward that some day....baby steps. I encourage you to take the next baby step too!

Congrats, on starting to turn repairs over to the pro's that have the knowledge and supplies to get the job completed.

Good questions on identify the source of where the leak is coming from.

One more step I'll, send a text to tenant with my plumber's contact info and let them schedule the appointment, so I don't have to meet the plumber as Sid, noted it's all about freedom!

I show up with my maintenance/repair people. I don't always stay the whole time ...most times,not.