Start your membership account today...  Access to credit reports, 100's of rental specific forms, agreements, letters, checklists, how-to articles, guides, expert advice and much more!  Even a FREE, 3-day trial!

Not a Member?
Get a Free Trial Membership

  Get FREE Stuff! Run Credit Report Rental Forms  Shop & Buy Forms!  Advertise Your Rental Customer Care

Welcome to Landlord.com's Discussion Forum
Register Latest Topics
 
 
 


Reply
  Author   Comment   Page 1 of 2      1   2   Next
bmcintyre57

Registered:
Posts: 20
Reply with quote  #1 
Tenant keeps clogging up the toilets in my rental. Toilets are 15 years old. Claims they are "low suction" and plumber advised him to get them replaced with brand new ones. In the 15 years I have owned the home I have never had a clog that a plunger did not fix (less than 5 times ever). In the last few months, the tenant has reported several backups and continues to request brand new toilets.

I have been in houses that have toilets that 10, 20, 30 years old that work fine. Why should I replace 3 toilets less than 15 years old with brand new ones because the tenant obviously is flushing too much down it!?

Anyone else hear of these issues before?
LLinVA

Registered:
Posts: 212
Reply with quote  #2 
Sounds bogus. I would just say that no one else has ever had any issues with them. If they insist, you can hire your own plumber. If he agrees that there is something defective about the toilets, then you will replace them. If he doesn't find anything wrong, then they will pay for that plumber and all future plumbers coming to unclog the toilet. 

You can also let him know there is no suction involved. It is simply gravity draining the toilet above a certain level, then once a siphon is created that pulls the rest out.
bmcintyre57

Registered:
Posts: 20
Reply with quote  #3 
Their lease requires them to be responsible for clogged toilets. I see this turning into where they call a plumber every time they clog the toilet up to justify replacing "defective" toilets. I dont know anyone that has ever replaced a toilet! Seems beyond ridiculous indeed.
4Rent

Registered:
Posts: 32
Reply with quote  #4 
Did this plumber put this in writing?  Is he/she licensed?  Did you, personally, speak to this plumber?

A tenant can "claim" anything they want.  It doesn't mean it's true.  In my opinion, I would request the tenant to contact you when the toilet clogs and if necessary, call your own plumber.  If your plumber says the problem is due to excessive toilet paper or items flushed down it causing the clog, bill the tenant for causing the problem.  If the tenant becomes too problematic, give them their 30 day notice to vacate.  I hope this tenant isn't purposely doing this so they can claim habitability issues at a later date.
LocalHero

Registered:
Posts: 4
Reply with quote  #5 
I had tenants who repeatedly clogged a toilet in a house that I had lived in for 10 years so I was surprised there was a problem with the toilet.    The third time I snaked it myself and pulled out part of a toy.  I told them that they will pay for any future clogs.   They moved 8 years ago and that toilet hasn't been a problem since.
rp

Registered:
Posts: 25
Reply with quote  #6 
I will say that some old toilets do flush slowly, use tons of water and plug-up frequently.  All that can be annoying for a tenant.  The new ones work great and only cost around $100.  

If they are good tenants and don't complain about everything, pay the rent on time, etc,  then maybe agree to have new new toilets installed. Of course you may also want to consider increasing the rent at your next opportunity due to the now higher maintenance costs...  

RedLibrarian

Registered:
Posts: 24
Reply with quote  #7 
Can you hire your own plumber who can conduct an inspection and report to you? Then you can make a decision.

Our rental also tends to back up, though it tends to be the kitchen sink. The plumbing in the complex is just very old,  and we have no say in replacing that. We've had to tell tenants that the garbage disposal is basically useless. We could put in a disposal with a jet engine and they'd still get back ups because of the plumbing. 

__________________
One unit in complex of 100+
2x2
Property manager takes 10%, handles almost everything
Owned since 2009



bmcintyre57

Registered:
Posts: 20
Reply with quote  #8 
Tenant now is saying mineral deposits have clogged up the holes on the toilet bowl which is what is causing it not to flush properly. They have lived there for 3 years and want me to pay for cleaning or replacement.

Shouldn't the tenant be responsible for keeping plumbing fixtures clean like this during their tenancy?

LLinVA

Registered:
Posts: 212
Reply with quote  #9 
Yes, usually. If deposits have built up over time though, I could see it falling on the landlord. A gallon or two of vinegar should be all that's needed though. 
bmcintyre57

Registered:
Posts: 20
Reply with quote  #10 
Quote:
Originally Posted by LLinVA
Yes, usually. If deposits have built up over time though, I could see it falling on the landlord. A gallon or two of vinegar should be all that's needed though. 


I would agree if built up over time, but 6 months ago there was no issue with the toilets. They claim they clean the toilet 2x a week. If that was the case, deposits would not have build up.

Re using vinegar, do you add a gallon or 2 to the overfill tube inside the tank with a funnel, or somewhere else? What about using CLR or an muriatic acid?

LLinVA

Registered:
Posts: 212
Reply with quote  #11 
I think CLR or any acid would do it, you just need to dissolve/loosen those deposits. 

Have you gone over and actually watched it flush? If the holes were clogged, it would be noticeable. You would see slow or no flow out of certain areas around the bowl. If it flushes and the tank drains as quickly as it should, there really isn't anything wrong.
bmcintyre57

Registered:
Posts: 20
Reply with quote  #12 
Quote:
Originally Posted by LLinVA
I think CLR or any acid would do it, you just need to dissolve/loosen those deposits. 

Have you gone over and actually watched it flush? If the holes were clogged, it would be noticeable. You would see slow or no flow out of certain areas around the bowl. If it flushes and the tank drains as quickly as it should, there really isn't anything wrong.


I watched it flush and it is slower than normal. All internal parts in the tank were replaced within 2 years. The rim holes have some calcification on them. Rest of the toilet looks fine.
LLinVA

Registered:
Posts: 212
Reply with quote  #13 
If you notice that it is slow then it is worth treating. There might be a better product out there specifically for this problem (maybe a gel or something). 
bmcintyre57

Registered:
Posts: 20
Reply with quote  #14 

UPDATE:

Removed the problem toilet and discovered it was completely clogged up with fecal sludge and toilet paper etc. We hosed it out and cleaned it up and it works like new now. Replacement was NOT needed like the tenant was demanding, it was not clogged from mineral deposits etc, and was not caused by a "suction" problem due to inferior design like the tenant was claiming. The toilets are the standard American Standard 2 piece toilet.

Now the toilet in the master bathroom is starting to flush slowly like the other one. Tenant is demanding replacement with new model (vs the current ones installed in 2000). He says he will not continue to pay for plumbers to come unclog the toilet and that the plumbers are telling him they are old inefficient designs that need to be replaced. Tenant is also claiming this is a result from years of use, yet how can that be when the toilets NEVER had any problems until his tenancy!

I am really getting tired of this. I advised him that I will have a plumber come inspect the newest issue but if he finds it to be clogged up with waste and toilet paper like the other one then he will be responsible for the service fee. He refused to accept that and says the lease gives him the right to working plumbing (the toilets DO work, just not to his liking). The lease also puts clogs on the tenant.

Any suggestions on how to proceed? I do not want to replace 3 toilets and have him/family continue to clog up the new ones, when the current toilets are fine. He also says he wants a 1.1g flushing model, not the 1.6g that is currently installed.

LLinVA

Registered:
Posts: 212
Reply with quote  #15 
It is unbelievable that a plumber who would get paid to install a new toilet thinks a new toilet is needed. How could he come to such a conclusion!

Worst case, just do what you did with the other one and be done with it.

The lease says he gets working plumbing (done). The lease says he is responsible for clogs (done, but bite the bullet on this just to get over the hassle). If he wants to upgrade them to something nicer just because he wants it, he is welcome to pay for it (with your approval of exact model and the requirement that it is done by a licensed plumber). 
Previous Topic | Next Topic
Print
Reply

Quick Navigation:

Easily create a Forum Website with Website Toolbox.

Apartment Finders > > Member Log-in > Free Trial Offer > Free E-newsletter > Customer Service > Get Free Stuff! > Run Credit Report > Rental Forms > Vacancy Center > Do-it-yourself > Evicting Your Tenant > Foreclosure Resources > Landlord Discussion Board > Income Tax Resources > Information Center > Join Landlord.com > Landlord Law > Library > Multi-family > Professional Advice > Rental & Property Mgmt > Rent Collection > Repair & Maintenance > Security Deposit > Software Center > Tenant Screening > Vacation Homes > What's New > Rental Agreements > Free Leases > Inside Our E-store > > Security Deposits > > Landlord Daily News > Rental Agreements >
LandscapingSanJose.net Resources: Cleaner Sunshine coast