A owner needed simple advice on repairing a broken toilet in a rental. I told him to replace the inner workings of the tank, after he ran a few tests. The toilet was securely mounted to the floor with no rocking. The tank had filler valve and flush valve problems. A fluid-master repair kit was around $20.

His tenant had knee issues and wanted an ADA New Toilet with a lowboy 1 piece body/tank. I told him absolutely not! Fix the current toilet and then replace the toilet seat with an elevated ADA compliant seat with side handles to help his tenants get up an down off the toilet.

So far does this sound reasonable? Or do you agree with the owner and his tenant to replace the toilet?

So of course when removing the old toilet, and saving $20 a a tank rebuilding kit, the wall behind the tank was not recently painted, since that toilet sat in place for 40 some years and the unit had been re- painted every 6 to 10 years.

So with the old toilet out of the way the owner sanded the wall are where the tank had covered it for 40 years. With many coats of paint applied to the walls around the toilet, the level of paint over the walls needed a lot of sanding.

Knowing nothing about old oil based lead paint, the owner sanded without a tarp, nor a HEAP vacuum with a sanding shroud. Dust got everywhere. Then the owner applied some joint compound and sanded again, creating even more dust.

After that he primed and painted that wall. So when the lowboy toilet was installed the showing part of the repainted wall looked great!

Not know the codes, the owner caulked around the toilet/floor joint. The owner of course never pulled a Toilet Change Out Permit either.

The tenant got sick and went to the emergency room. He had breathing issues. He was found having Lead Paint Dust in his lungs. The hospital wanted to know if he was exposed at Work, Home or else where, so they could send partial billing to his employer or Home insurance carrier. Since this was not a work related injury/exposure, the Hospital Legal team advised the tenant to file a claim with his landlords insurance company.

The City found out that a Toilet Was Change without a Permit. So the owner was fined between $250 to $500 for doing the work without a permit. Then California fined the owner $10,000 for doing wall repairs and installing a toilet incorrectly and causing a hazard. The EPA and HUD fined the owner $11,000 for not disclosing to the tenant about Lead Safe Paint Methods and not providing a Lead Pamphlet. It does not stop here, there's more! Because this rental was plaster over wood lath, the plaster contained asbestos. So this was now a crime, exposing persons to asbestos and the fine included up to 1 year in Jail and $1,000.

Since this happened in 2026, new laws took effect. Because the owner neglected safe methods, an additional fine of $25,000 was added. Because the owner never pulled a permit, had the rental inspected or hired a licensed professional, an additional fine of $75,000 was included--all because his actions were intentional. Finally, because this whole matter was intentional, another new fine (for which his insurance company had to pay, then sue the owner for repayment) was $1,000,000.

One more fine they all forgot about, because the painting and toilet was done by uncertified people, an additional $1,000 to $3,000 will be added later on.

In my small circle of friend / clients, who keep in touch, stories circle around about some of my advice. Those who are too foolish and listen to my advice and do as told, never have issues with the job, only trying to do things my way. Those who are too smart for their own good and do things their way, end up with mud on the face and few bucks left in their bank account.

The only difference is I would have told them the TENANT can get their own raised seat & handle bars.

NE, sounds like good times.

I miss those days. I just keep waiting for grandkids.

Robert J,

Thanks for these insights and especially real world experience on what governments do.

So many of us grew up and became landlords in a time where these things were not a problem. Over time, certain people and governments with profit motive slowly, a bit at a time, slipped all this junk into how we are now required to do things. It's sickening, but it is reality. Now, as you point out, we landlords really need to become aware of these things and conduct our business with the new rules in mind or we will suffer plenty of penalties.

Agree with Richard.

Anyone care to take a dare and guess how much money

RJ from CA says he has lost in the last 6 years ?

Oreo,

For fraud go to tips.fbi.gov or call 800-225-5324

For cybercrime and internet based scams contact the Internet crime complaint center at www.ic3.gov

Oreo, they wiped a few of the posts. One of which involved the OP claiming he was doing something that would get him in trouble federally.

Permit to pull a toilet??? Blasphemy.

I think many people are thinking and saying with the government, your tenants, the neighbors, inspectors, judges, and permitting department - why would you continue to do what you are doing in the area you are doing it.

At some point- it is simply foolish to continue. If you get stung after swinging a bat at a yellow jacket's nest, why are you electing to see if you are going to get stung again by sticking around? The city of LA has almost 4 million people. The entire MSA has over 18 million people. Yet they are targeting YOU. And you are not doing anything wrong.

Dang - I need a sugar cookie my blood sugar must be to low. Then again, maybe I need to swat at that yellow jackets nest and miss