water level in toilet

Hello everyone, I just got a call from tenant and they said the water level in the toilet (where the valve is) has dropped and is not filling up properly. Thanks

Edited: 06/26/2010 at 08:12AM

Jon Holdman

Real Estate Investor · Denver, Colorado

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Icon_minipost May 13 '09, 04:14 AM

If you're asking what to do, either call a plumber or go over and replace the insides of the tank. Probably just the valve, but its less of an ongoing pain to just replace the entire assembly.

Edited: 06/26/2010 at 08:12AM

Jon Holdman, Flying Phoenix LLC

Nick J.

SFR Investor · Scottsdale, Arizona

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Icon_minipost May 13 '09, 04:18 AM

This would be a great "how to" topic.

Edited: 06/26/2010 at 08:12AM

Ralph S.

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Icon_minipost May 13 '09, 04:49 AM

A quick "how to" topic, as well. I got the same call once. Here's my how to:

Take off lid.
Untangle chain so flapper closes.
Replace lid.

Edited: 06/26/2010 at 08:13AM

Jason Trepins

Real Estate Investor · Wyoming, Michigan

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Icon_minipost May 13 '09, 05:04 AM

that hose that goes down the center tube(to the toilet) after it flushes to fill the toilet bowl..
may be broke or clogged

Edited: 06/26/2010 at 08:13AM

James Hiddle

Real Estate Investor · Altus, Oklahoma

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Icon_minipost May 13 '09, 05:27 AM

Originally posted by Roc P.

Hello everyone, I just got a call from tenant and they said the water level in the toilet (where the valve is) has dropped and is not filling up properly. Thanks

Well that's a crappy situation.

Edited: 06/26/2010 at 08:13AM

Eric Wang

Real Estate Investor · San Jose, California

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Icon_minipost May 13 '09, 05:42 AM

Go check it out. Worst case just replace with new valve, $10. Shut water valve off, flush toilet, take a baster or a sponge and remove the excess water, unscrew hose and valve, replace with new valve, screw the hose back on, turn water valve back on, make adjustment to flapper if necessary, test and your done.
You should be able to do in 15 minutes. Make sure tenants don't use automatic toilet cleaner, it will void the warranty on the toilet.

Edited: 06/26/2010 at 08:13AM

Ralph S.

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Icon_minipost May 13 '09, 05:59 AM

or, you could look to the "ads by Google" listed to the left of this thread. One, "Toilet Repair Instructions" by bookbyte.com and another, "Fix or Replace Toilets" by findaplumber.com

Joshua just thinks of everything.

Edited: 06/26/2010 at 08:13AM

Jon Holdman

Real Estate Investor · Denver, Colorado

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Icon_minipost May 13 '09, 06:49 AM

take a baster or a sponge and remove the excess water

Here's a trick to save this step. Place the new valve in arms ready of the old one, with the outside nut (plastic, normally) close by but already removed from the new valve. Grab a towel. Shut off the wall valve, and disconnect the supply line from the bottom of the old valve. Use the towel to sop up the small amount of spillage. With one hand, hold the top of the old valve to keep it in place. Remove the nut from the old valve, still holding it in place. Stick the towel against the bottom of the old valve. Quickly remove the old valve, using the towel to plug the hole. Hold the towel in place while you set down the old valve and grab the new one. Stick the new one in place, pushing the towel away as you do. Drop the towel and put the new nut in place. Reconnect supply, turn it back on, tighten anything up, finish up and you're done.

Edited: 06/26/2010 at 08:13AM

Jon Holdman, Flying Phoenix LLC

Justin S.

Rehabber · Chandler, Arizona

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Icon_minipost May 13 '09, 07:14 AM

It sounds like you have a broken chain, the older ones are metal and rust over time or you have a leaky ball cock (the red plunger at the bottom). You can buy the whole insides of the toilet at a home depot for pretty cheap.

Edited: 06/26/2010 at 08:13AM

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Will Barnard

Rehabber · Santa Clarita, California

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Icon_minipost May 13 '09, 08:24 AM

I think there has been more than enough information presented here to fix the toilet.
If not, I suggest finding another line of work.

Edited: 06/26/2010 at 08:13AM

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NC Mark

Real Estate Investor · North Carolina

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Icon_minipost May 13 '09, 10:47 PM

Well just learning the tip about using a baster was worth reading this far!

Edited: 06/26/2010 at 08:13AM

Josh Green

Banker · Tampa Area, Florida

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Icon_minipost May 14 '09, 12:58 AM

Originally posted by Justin Schnettler

It sounds like you have a broken chain, the older ones are metal and rust over time or you have a leaky ball cock (the red plunger at the bottom). You can buy the whole insides of the toilet at a home depot for pretty cheap.

HAHA, this thread has been the most interesting read so far today! :lol:

Edited: 06/26/2010 at 08:13AM

Joshua Dorkin

BiggerPockets Founder · Denver, Colorado

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Icon_minipost May 14 '09, 01:06 AM

I'm glad to see we're keeping to our third grade roots today, Josh :wink:

Edited: 06/26/2010 at 08:13AM

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Josh Green

Banker · Tampa Area, Florida

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Icon_minipost May 14 '09, 01:12 AM

hahaha, if i said that out loud in my office, i'd have HR all over me! this board is my outlet! lol

Edited: 06/26/2010 at 08:13AM

Michael Shadow

Multi-family Investor · Bellefonte, Pennsylvania

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Icon_minipost May 25 '09, 11:14 AM

Originally posted by Jon Holdman

Here's a trick to save this step......

Wow thanks Jon for saving me hours of time. I know over the years this little tip is going to pay off big time for me.

-Michael

Edited: 06/26/2010 at 08:20AM

Jon Holdman

Real Estate Investor · Denver, Colorado

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Icon_minipost May 25 '09, 12:06 PM

Sure. It really does work. But hopefully you don't have to change so many toilet valves that this really saves you too much time. :-)

Edited: 06/26/2010 at 08:20AM

Jon Holdman, Flying Phoenix LLC

Jim Wineinger

Real Estate Investor · ten mile, Tennessee

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Icon_minipost May 25 '09, 12:33 PM

Dont forget one other thing. If the guts have not been replaced in a while, then it just might have the old type "flotation valve". If this is the case then you can increase the water level by simple bending up the bar until it is out of the water and more water will be put into the tank.

Edited: 06/26/2010 at 08:20AM