let tenant unclog toilet? (by David [MI]) Aug 9, 2022 9:28 AM|
let tenant unclog toilet? (by David [MI]) Aug 9, 2022 9:31 AM
let tenant unclog toilet? (by BillW [NJ]) Aug 9, 2022 9:37 AM
let tenant unclog toilet? (by plenty [MO]) Aug 9, 2022 9:52 AM
let tenant unclog toilet? (by RB [TN]) Aug 9, 2022 9:56 AM
let tenant unclog toilet? (by Jim in O C [CA]) Aug 9, 2022 9:58 AM
let tenant unclog toilet? (by Roy [AL]) Aug 9, 2022 10:16 AM
let tenant unclog toilet? (by David [MI]) Aug 9, 2022 10:26 AM
let tenant unclog toilet? (by Roy [AL]) Aug 9, 2022 10:39 AM
let tenant unclog toilet? (by Jason [VA]) Aug 9, 2022 10:51 AM
let tenant unclog toilet? (by Robert J [CA]) Aug 9, 2022 11:05 AM
let tenant unclog toilet? (by Ray-N-Pa [PA]) Aug 9, 2022 11:34 AM
let tenant unclog toilet? (by S i d [MO]) Aug 9, 2022 1:40 PM
let tenant unclog toilet? (by LisaFL [FL]) Aug 9, 2022 2:04 PM
let tenant unclog toilet? (by Robert,OntarioCanada [ON]) Aug 9, 2022 11:49 PM
let tenant unclog toilet? (by David [MI]) Aug 10, 2022 8:46 AM
let tenant unclog toilet? (by LisaFL [FL]) Aug 10, 2022 9:09 AM
let tenant unclog toilet? (by David [MI]) Aug 10, 2022 9:11 AM
let tenant unclog toilet? (by don [PA]) Aug 15, 2022 5:10 PM
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let tenant unclog toilet? (by David [MI]) Posted on: Aug 9, 2022 9:28 AM
so this came up in another discussion and it seems many LL here make the tenant responsible for toilet clogs. Okay , thats fine but it seems it go farther , and say that tenant need to unclog?
So that is where my concern is. I know we all say in our lease "tenant responsible for doing A B C" and "tenant must refrain from doing X Y Z". But if it's a repair like getting a drain unclogged, do you trust tenant to do properly? What do you do if the tenant tries using a plunger but it is still clogged? For example, one tenant dropped small scissors into toilet while flushing. I suspected it was wedged somewhere, so I pulled the toilet and indeed it was wedged at the base of the toilet, and it would have been a major problem if it was dislodged and got stuck in the drain somewhere.
I tell all my tenants that they only need to change the light bulbs, but after my last turnover where the tenant broke the base of the LED in the fixture, i'm not sure i'd even trust them to change lightbulb. --50.4.xxx.x
let tenant unclog toilet? (by David [MI]) Posted on: Aug 9, 2022 9:31 AM
another example: while cleaning during a vacancy, my helper was pouring a bucket of dirty water into the toilet , but didn't realize a rag was still in the bucket. The large amount of water caused the toilet to flush by itself and the rag got stuck in the cast iron drain.
The 6' toilet auger wasn't long enough to reach it, but thankfully after pulling the toilet, it was just long enough to grab the rag.
what would you do if this happened with a tenant?? --50.4.xxx.x
let tenant unclog toilet? (by BillW [NJ]) Posted on: Aug 9, 2022 9:37 AM
I agree with you!
I make it a point to tell my tenants to let me know if a toilet or sink is clogged, let me know, and I'll be happy to take care of it.
I don't think most people know how to use a plunger effectively, and when it doesn't work, they start doing things like flushing the toilet again and overflowing it, or dumping drano in the sink or toilet.
If I get the toilet flushing, I can also get a good look at the house and I can check to see if they're flushing cat liter or something else. I'll tell you though, even though Champion toilets have leaking flappers sometimes, I almost never have them clog, unless flushing cat litter and the like. --74.102.xx.xx
let tenant unclog toilet? (by plenty [MO]) Posted on: Aug 9, 2022 9:52 AM
I tell them and remind them when something goes "wild" to call me and let me help them navigate the situation. Stating that I have resources for such repairs that are cost savings plus they are familiar with the house and how we do business. That usually easies the stress of trying or usually avoiding the issue and just living with it. And it avoids the self help , over the counter, expenses and products that are intended to help but may cause more harm than good. This works well for my lower income residents. MY upper Class A will try and resolve on their own and usually not call until they are tired of living with an issue, which i suppose, they are embassested or who know why they don't call, afraid of a rent increase? I don't know, usually at that point i just take care of it and do not try to "teach" them anything, just hope they are humbled! Still a reminder that they should call as soon as something is not right and allow me the opportunity to help them navigate the situation, that's not to say i will always just pay for it, as if it's their responsibility they still get the bill. Even if i have to pay for it first and bill them. I just don't want any contractor they found on FaceBook or worst their Uncle/Cousin with good intentions "helping" out. --172.58.xxx.xx
let tenant unclog toilet? (by RB [TN]) Posted on: Aug 9, 2022 9:56 AM
Uncle Joe makes most of the fixes
while the LL is none the wiser. --24.183.xxx.xxx
let tenant unclog toilet? (by Jim in O C [CA]) Posted on: Aug 9, 2022 9:58 AM
If a toilet gets clogged I call my plumber. If a toy or other tenants object is found I just hand my plumbers bill to my tenant. Your toy, your dime. Never a problem. --99.23.xxx.x
let tenant unclog toilet? (by Roy [AL]) Posted on: Aug 9, 2022 10:16 AM
I agree with BillW,...'most tenants do not know how to use a plunger' and a real disaster could happen if they tried. Call the plumber. What is interesting about a clogged toilet is that if you just let it sit for awhile (marinate), it will probably flush normally in about an hour. Be patient. --71.207.xxx.x
let tenant unclog toilet? (by David [MI]) Posted on: Aug 9, 2022 10:26 AM
Roy, BillW... do you literally call a real plumber? Is there a reason you don't have your handyman deal with it? --50.4.xxx.x
let tenant unclog toilet? (by Roy [AL]) Posted on: Aug 9, 2022 10:39 AM
My handyman does not own a snake. In many cases, a plumbing snake is required. --71.207.xxx.x
let tenant unclog toilet? (by Jason [VA]) Posted on: Aug 9, 2022 10:51 AM
My tenants are responsible for all plumbing stoppages as well as any damages that are a result of said stoppages. I only have sfh’s though. --73.177.xxx.xx
let tenant unclog toilet? (by Robert J [CA]) Posted on: Aug 9, 2022 11:05 AM
I am a California licensed plumbing contractor with over 100 tenants and toilets. There are several reasons why a toilet can back up, none of those reasons are any good!
It does not mater, at first, who caused the back-up! The possible damages far out way any service call charged by a plumber, handyman or manager.
Here is my reasoning:
Imagine a tenant in a property flushes a Paper Towel, A supposed Flushable Wipe, a Tampon or large wad of thick Toilet Paper. This can happen in a house with two bathrooms or an apartment property with only 10 toilets. It's not if this will happen but when!
Sewer drain pipes under a structure are mostly METAL that transitions outside the structure to a sectional clay drain pipe. Metal pipes over time can develop sharp edges and restricted lining. Sectional clay pipe will shift under the earth causing their seams of leak Water and Attract Roots. Roots will grow into the drain line and start to restrict flow.
Any object, even a simple sheet of paper towel can block the flow of water Causing a Major Back up.
Did you know that if anyone flushes a Toilet While The Sewer Line has a Clog, the back-up will cause the toilet to continue cycle -- Flapper (Stopper) Won't seal and the fill valve will continue to add water to the Tank! The Bowl will continue to over fill and spill onto the floor!
Most tenants will take a Wizz in their bathroom before heading to work. They will flush a toilet and Leave before making sure the toilet tank has filled and shuts off.
As a plumber doing over 25,000 repairs/jobs and having 1000's of tenant over the years has seen what a toilet over flowing can cause.
In the best case a tenant underneath a flooding toilet will notice water falling thru the ceiling light or fan box and will alert a manager or owner and gets the water turned off within 15 minutes. The damage, floor, ceiling and walls -- after demolition, remediation and repairs--$ 500 to $5000.
A toilet left unchecked that is over filling for 6 hours, Damage, repairs, remediation and lost rent -- figure $10,000 to $30,000.
So if you want a tenant to take are of a faulty stopper or maybe just a slow running drain themselves, expect it may cost you tenants, damage, an insurance deductible (If covered over half of the time) and your sanity/health.
So is a $100 handyman or a $200 plumber service worth the possible risk of a flood and loosing up to $30,000? Anyone can do the math and know the savings isn't worth the risk.
I wanted to check a vacant apartment for a friend to make sure each outlet was wired correctly with a ground. The owner refused the $35 surcharge. The past owner of that property did his own electrical work. A new tenant moved in. The wife rest he hand on the kitchen table while taking something out of the refrigerator. The outlet was wired wrong and the tenant got shocked. She was in her early stages of pregnancy and somehow lost the baby. The owner lost his property, court case and ended up getting divorced -- costing him half of everything. 3 million. $35 vo $3M!
We run a business have have to make Steller decisions. 100% of the rent is NOT TO GO INTO OUR POCKETS! At least 5% to 10% is to insure we protect our property from deterioration and preventative maintenance.
let tenant unclog toilet? (by Ray-N-Pa [PA]) Posted on: Aug 9, 2022 11:34 AM
Training at move in:
The three Ps - Pee, Poo and Paper only
If the toilet gets clogged and its the main line - its on me. If the individual lines are clogged - its on them to hire a plumber. --24.101.xxx.xxx
let tenant unclog toilet? (by S i d [MO]) Posted on: Aug 9, 2022 1:40 PM
If the tenant can't unclog it or damages something trying to unclog it, my handyman fixes it and the tenant pays for the service call and repairs.
I'm a land lord...got into this biz to make money. Grabbing dirty rags marinated in tenant urine/feces/schmutz was not on the list for why I got into this. For several years, I did it anyway until I rethought the whole process and said, "Never again!"
Since then, my profits have gone way UP and my stress has gone way DOWN.
Btw, you can sometimes figure out which tenants are likely to be problems during screening. Folks who move frequently that don't have jobs that require relocation. Hint: the LLs are kicking them out because they're house wreckers costing them money each month with their constant inability to perform basic household maintenance.
Also, look for cat litter boxes in or near the bathroom when you do the 2-minute in home inspection. If it's close, odds are they flush the kitty litter. If in doubt, ask.
Side note: I've lived in 3 different houses over the past 20 years. Never once did I have to hire a plumber to unclog my toilet. I did have a few words with my teenage sons on occasions after having to seize the plunger and go nuts on particularly bad clog.... *wink This to say, if your tenant is clogging the toilet to the point a plumber is required more than once during a 3-4 year tenancy....it's time to move 'em along. Non-renewal is the easiest way. If you don't do it early on, expect a $500 unclog and overflow bill when the line gets filled with toys and tampons.
let tenant unclog toilet? (by LisaFL [FL]) Posted on: Aug 9, 2022 2:04 PM
My tenants are permitted to try a plunger ONLY. No snake. No drain cleaner. If the clog is tenant caused I send my plumber and they pay him.
Otherwise you get things like this: I need a new toilet. Why? Cosmetic reasons. How so, toilet is only a couple years old, new when you moved in.
Yes, I know but I painted it and now realize that was a mistake. Painted the bowl? Yes. Why would you do that. Because we had a clog, tried to snake it and scratched the bowl all up so I tried to make it look better.
I forbid the changing of fluorescent type light fixtures, anything that is not a basic light bulb. We do that and as I tell them “The cover/globe is fragile so I’d rather be mad at myself for damaging it than to make you pay for damaging it.”
We switched to that rule because damaged happened all the time, innocent as it was. --75.89.xxx.xxx
let tenant unclog toilet? (by Robert,OntarioCanada [ON]) Posted on: Aug 9, 2022 11:49 PM
It is possible to buy a attachment on amazon which connects to a pressure washers which is 30 meters or 100' in length to clear out main drains completely. The only option is to buy a plumbers grade snake to completely clear out main drains. After a while there can be clogs in the mains drains. --68.69.xxx.xxx
let tenant unclog toilet? (by David [MI]) Posted on: Aug 10, 2022 8:46 AM
Robert ON, is there a minimum pressure necessary? i only have small electric 1700 psi pressure washer . --50.4.xxx.x
let tenant unclog toilet? (by LisaFL [FL]) Posted on: Aug 10, 2022 9:09 AM
I have a cloghog. They work. You can google them. --75.89.xxx.xxx
let tenant unclog toilet? (by David [MI]) Posted on: Aug 10, 2022 9:11 AM
yes I have a similar kit for pressure washer. I was just curious if the psi makes a difference for clearing drains. The plumbing companies use massive trailer or van mounted systems. --50.4.xxx.x
let tenant unclog toilet? (by don [PA]) Posted on: Aug 15, 2022 5:10 PM
Lisa---My tenants simply never replace the glass globe over the light fixture. Too much effort. If I am lucky I find them at move-out on a shelf somewhere. --70.90.xx.xxx
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