Tenant says something stinks every time they flush toilet

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Tenant says something stinks every time they flush toilet

Joe S.Pro Member
Investor 路 San Antonio 路 Member since 2020 路 3k+ posts 路 3k+ votes

So the tenant has filled out a work request with the Property Manager. The tenant is saying that something smells every time they flush the toilet. These are the same tenants that filled out a work order some months back because they said they killed three spiders. 
The vendor that the PM sent is suggesting me change both of the Toilets which is about a year and a half old. The estimation is $800. My concern is after the new toilets are installed somethings gonna smell every time they go to the toilet still..馃槺馃槺

 Has anyone ever dealt with something of this nature that could advise whether there is a real issue and a way to fix it or whether it鈥檚 just the tenants that is the issue?

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Nathan GesnerBusiness Member
Moderator
Real Estate Broker 路 Cody, WY 路 Member since 2010 路 28k+ posts 路 41k+ votes
4y
Quote from @Joe S.:


The vendor that the PM sent is suggesting me change both of the Toilets...

And your PM accepted this?

When someone tells me to replace a toilet, I need some justification. How is the toilet causing the odor? And when a plumber tells me it's going to cost $800 to replace two toilets, I'll ask him if that includes cleaning up after me when I pi$$ my pants from laughing so hard. 

I've never had this happen once with hundreds of rentals and thousands of tenants. How is it happening with two new toilets in the same house? 
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  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker 路 Cody, WY 路 Member since 2010 路 28k+ posts 路 41k+ votes
    4y
    Quote from @Joe S.:


    The vendor that the PM sent is suggesting me change both of the Toilets...

    And your PM accepted this?

    When someone tells me to replace a toilet, I need some justification. How is the toilet causing the odor? And when a plumber tells me it's going to cost $800 to replace two toilets, I'll ask him if that includes cleaning up after me when I pi$$ my pants from laughing so hard. 

    I've never had this happen once with hundreds of rentals and thousands of tenants. How is it happening with two new toilets in the same house? 
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  • Joe S.Pro Member
    OP
    Investor 路 San Antonio 路 Member since 2020 路 3k+ posts 路 3k+ votes
    4y
    Quote from @Nathan Gesner:
    Quote from @Joe S.:


    The vendor that the PM sent is suggesting me change both of the Toilets...

    And your PM accepted this?

    When someone tells me to replace a toilet, I need some justification. How is the toilet causing the odor? And when a plumber tells me it's going to cost $800 to replace two toilets, I'll ask him if that includes cleaning up after me when I pi$$ my pants from laughing so hard. 

    I've never had this happen once with hundreds of rentals and thousands of tenants. How is it happening with two new toilets in the same house? 

    Have you ever had a tenant say that it smells every time they flush the toilet?

     I would think if there was some blockage in the toilet there would be a back up. There is no back up that I鈥檓 being notified of. It鈥檚 crossed my mind a couple of times that they simply need to use Poo-Pourri, but I didn鈥檛 want to come across as crude. 

    3Reply
  • Bill B.
    Investor 路 Las Vegas, NV 路 Member since 2013 路 8k+ posts 路 10k+ votes
    4y

    Home Depot sells awesome glacier bay toilets for $100 each. I assume you can get a toilet installed for less than $100. So that鈥檚 $400 total. MAYBE the last guy did some cheap job and sewer gas is getting around the wax ring? Did they remove a toilet and check the connection to the sewer pipe, maybe it鈥檚 floating on tile?  I would certainly ask about getting my toilet money back if new toilets don鈥檛 fix it. Did the plumbers say they smelled it as well? Since it should be every time it鈥檚 flushed if it鈥檚 toilet related. 

    7Reply
  • Corby GoadeBusiness Member
    Investor 路 Boise, ID 路 Member since 2014 路 3k+ posts 路 3k+ votes
    4y

    Honestly- you shouldn't even know about this issue. That request should have been nipped in the bud by the PM. It's not as if a toilet goes bad- there's something else going on here. 

    The PM should have a professional investigate- by the time they contact you, they should have information about what the problem is, what the solution is and what the cost will be. Just replacing a toilet because there's a bad smell is silly and lazy. 

    13Reply
  • Caroline Gerardo
    Lender 路 Washington DC 路 Member since 2015 路 2k+ posts 路 2k+ votes
    4y

    Weak link in the plumbing... it's probably not the actual toilet. 

    1. put 1/4 cup baking soda in toilet bowls and sinks 

    2. then a cup of vinegar, it will bubble, let it sit an hour

    flush, rinse sinks with two cups more or less of boiling water

    This should cut out the bacteria high up in the drains for a couple weeks.

    I would give the tenant a big box of baking soda and walmart gallon bottle of vinegar and not

    send a plumber. See if that works. 

    Maybe the vents to the roof are clogged? Maybe the wax seal is cracked? Maybe they are picayune tenants?

    8Reply
  • Joe S.Pro Member
    OP
    Investor 路 San Antonio 路 Member since 2020 路 3k+ posts 路 3k+ votes
    4y
    Quote from @Corby Goade:

    Honestly- you shouldn't even know about this issue. That request should have been nipped in the bud by the PM. It's not as if a toilet goes bad- there's something else going on here. 

    The PM should have a professional investigate- by the time they contact you, they should have information about what the problem is, what the solution is and what the cost will be. Just replacing a toilet because there's a bad smell is silly and lazy. 


    I get the idea that someone in an office is sending vendors over and has no clue whether or not the vendor is speaking intelligently or not. 

    2Reply
  • Account Closed
    Investor 路 Scottsdale Austin Tuktoyaktuk 路 Member since 2021 路 4k+ posts 路 4k+ votes
    4y
    Quote from @Joe S.:

    So the tenant has filled out a work request with the Property Manager. The tenant is saying that something smells every time they flush the toilet. These are the same tenants that filled out a work order some months back because they said they killed three spiders. 
    The vendor that the PM sent is suggesting me change both of the Toilets which is about a year and a half old. The estimation is $800. My concern is after the new toilets are installed somethings gonna smell every time they go to the toilet still..馃槺馃槺

     Has anyone ever dealt with something of this nature that could advise whether there is a real issue and a way to fix it or whether it鈥檚 just the tenants that is the issue?

    It doesn't sound like a toilet problem.

    Since we don't know the year of the house or when it was last plumbed or upgraded and was it by a professional, or a flipper or "do it yourselfer" or whether it is sewer or septic, it could be a few things. You could run a snake to try to clear any clogs.

    It probably is either behind the wall or under the floor. There is a vent stack that is supposed to route the gas to an exit at the roof. There also supposed to be a 1/4" decline per foot for waste piping. There is also supposed sufficient pipe width depending on what ever else is attached to the main.

    Sometimes people improperly add a line or tie into a vent stack for waste.  :-( 
    Sometimes people replace sections of galvanized with ABS and don't do it correctly. Someone may have been banging nails into a wall to hang a picture and put a tine hole in the stack. And, sometimes over time a house will settle and put undue pressure on a connection and break the seal.

    I've seen hairline cracks in the pipe from the tub drain to the wall (we entered through they wall in the room behind the tub so we didn't have to break tile) That let off a stink everyting the toilet was flushed. It's usually all tied together on one line per bathroom.

    First it takes a thorough visual inspection of everything that can be seen without tearing out the wall and floor. Look for drips and stains. Look for wet/mold in corners and in the floor below's ceiling etc. 

    15Reply
  • Russell BrazilBusiness Member
    Moderator
    Real Estate Agent 路 Washington, D.C. 路 Member since 2012 路 17k+ posts 路 30k+ votes
    4y

    Tell them if they stop taking poops, it should stop smelling. 

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  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant 路 San Diego / Phoenix 路 Member since 2021 路 12k+ posts 路 15k+ votes
    4y

    It is 99% unlikely that it is the toilet creating the smell...it's not really possible. I'd have a licensed plumber pull the toilets, take them outside, check them for cracks and clean them thoroughly. Then check the flanges to make sure there are no cracks.....also clean them well. Assuming all is well, reset the toilets with new wax rings...sometimes you need 2 rings if the floor is higher than the flange. 

    While you're at it, replace the toilet guts. I've used those $100 Delta toilets and they are ok short term nut the guts are crappy.

    4Reply
  • Joe S.Pro Member
    OP
    Investor 路 San Antonio 路 Member since 2020 路 3k+ posts 路 3k+ votes
    4y
    Quote from @Account Closed:
    Quote from @Joe S.:

    So the tenant has filled out a work request with the Property Manager. The tenant is saying that something smells every time they flush the toilet. These are the same tenants that filled out a work order some months back because they said they killed three spiders. 
    The vendor that the PM sent is suggesting me change both of the Toilets which is about a year and a half old. The estimation is $800. My concern is after the new toilets are installed somethings gonna smell every time they go to the toilet still..馃槺馃槺

     Has anyone ever dealt with something of this nature that could advise whether there is a real issue and a way to fix it or whether it鈥檚 just the tenants that is the issue?

    It doesn't sound like a toilet problem.

    Since we don't know the year of the house or when it was last plumbed or upgraded and was it by a professional, or a flipper or "do it yourselfer" or whether it is sewer or septic, it could be a few things. You could run a snake to try to clear any clogs.

    It probably is either behind the wall or under the floor. There is a vent stack that is supposed to route the gas to an exit at the roof. There also supposed to be a 1/4" decline per foot for waste piping. There is also supposed sufficient pipe width depending on what ever else is attached to the main.

    Sometimes people improperly add a line or tie into a vent stack for waste.  :-( 
    Sometimes people replace sections of galvanized with ABS and don't do it correctly. Someone may have been banging nails into a wall to hang a picture and put a tine hole in the stack. And, sometimes over time a house will settle and put undue pressure on a connection and break the seal.

    I've seen hairline cracks in the pipe from the tub drain to the wall (we entered through they wall in the room behind the tub so we didn't have to break tile) That let off a stink everyting the toilet was flushed. It's usually all tied together on one line per bathroom.

    First it takes a thorough visual inspection of everything that can be seen without tearing out the wall and floor. Look for drips and stains. Look for wet/mold in corners and in the floor below's ceiling etc. 


     A local plumber that鈥檚 not connected to this project suggested caulking at the bottom of the toilets just in case the seal wasn鈥檛 the best on the wax ring. Also to make sure there鈥檚 no blockage at the vent pipe.

    3Reply
  • Joe S.Pro Member
    OP
    Investor 路 San Antonio 路 Member since 2020 路 3k+ posts 路 3k+ votes
    4y
    Quote from @Bruce Woodruff:

    It is 99% unlikely that it is the toilet creating the smell...it's not really possible. I'd have a licensed plumber pull the toilets, take them outside, check them for cracks and clean them thoroughly. Then check the flanges to make sure there are no cracks.....also clean them well. Assuming all is well, reset the toilets with new wax rings...sometimes you need 2 rings if the floor is higher than the flange. 

    While you're at it, replace the toilet guts. I've used those $100 Delta toilets and they are ok short term nut the guts are crappy.


    These are almost brand-new toilets. Like a year and a half old.

    1Reply
  • Joe S.Pro Member
    OP
    Investor 路 San Antonio 路 Member since 2020 路 3k+ posts 路 3k+ votes
    4y
    Quote from @Russell Brazil:

    Tell them if they stop taking poops, it should stop smelling. 


     People are spoiled so they probably will not follow that sort of direction. :-)

    0Reply
  • Dell J.
    Member since 2010 路 210 posts 路 158 votes
    4y

    I had this issue.  The problem was the seal flange gasket between the toilet and the floor.( I dont remember what is called)  My toilet was very old so I just replaced the toilet with a 100$ toilet from home depot. ploblem solved

    4Reply
  • Allen Williams
    Realtor 路 Jacksonville, FL 路 Member since 2019 路 95 posts 路 87 votes
    4y

    @Joe S.

    I have. Cracked vent pipe like that picture showed would make it smell from the old cast iron leaking gases. May need that replaced. Or if the P-trap isn鈥檛 working the way needs to could give off sewer smell. I would scope the lines to check it out and then have the plumber do a smoke bomb test where they can detect where the smell is coming from, that way to get to the problem and fix for you. I hope this helps!

    3Reply
  • Eric Gerakos
    Investor 路 Costa Mesa, CA 路 Member since 2016 路 1k+ posts 路 1k+ votes
    4y

    All toilets smell before they are flushed. That is why we flush them. 

    4Reply
  • Sanjay Hegde
    Investor 路 Member since 2021 路 8 posts 路 4 votes
    4y

    @Joe S. Which year was it built on? What kind of plumbing does it have (Cast Iron, PVC, CPVC etc.)?

    2Reply
  • Ryan Dallavia
    Real Estate Broker 路 Buffalo, NY 路 Member since 2019 路 11 posts 路 10 votes
    4y

    All good answers. As others have said - your PM should have investigated this further before he suggested the lazy approach of changing the toilets. I wouldn't be replacing those toilets unless they have cracks causing the issue or they are beyond old and they have to pull them off anyway to assess the problem.

    Sounds to me like it's a faulty wax ring on the toilet. If it only happens when it is flushed it is probably the sewer air rushing back through the unsealed portion of the ring and out into the bathroom after its flushed. Just because the ring isn't leaking water does not mean it isn't leaking air. I would replace the rings first and then check back. 

    4Reply
  • Santiago MarquezPro Member
    Rental Property Investor 路 Bronx, NY 路 Member since 2017 路 152 posts 路 65 votes
    4y

    Lots of great answers here so just to add to it here goes. Had a rental where a similar issue was beginning to take place. Foul odor practically all the time. So using the KISS method I pulled the toilet out, set aside & noticed the wax ring was fouled.  The flange had some how over time moved or may have been installed incorrectly. Bc part of it was allowing a surface of it to catch excrement allowing it to stand. Thus the continuous foul odor. 

    I changed out the ring for a newer one & made sure to set it correctly myself. Days & weeks later problem solved.

    3Reply
  • Rodney Sums
    Laveen, AZ 路 Member since 2016 路 584 posts 路 528 votes
    4y
    Quote from @Joe S.:

    So the tenant has filled out a work request with the Property Manager. The tenant is saying that something smells every time they flush the toilet. These are the same tenants that filled out a work order some months back because they said they killed three spiders. 
    The vendor that the PM sent is suggesting me change both of the Toilets which is about a year and a half old. The estimation is $800. My concern is after the new toilets are installed somethings gonna smell every time they go to the toilet still..馃槺馃槺

     Has anyone ever dealt with something of this nature that could advise whether there is a real issue and a way to fix it or whether it鈥檚 just the tenants that is the issue?


     Although a plumber would have the final diagnosis it sounds like your vent, a seal, or the hole on their back side. 

    Tel them next time they take a crap, leave it there so the plumber can come flush it and experience this foreign funk they speak of. 

    $800 toilet??? Your PM is being lazy or getting some sort of kick back. A decent toilet is $100 or so, and don't take no $700 of labor. You haven't had it long enough that it needs replacing. 

    3Reply
  • Gustavo Nicolalde
    Member since 2020 路 1 post 路 2 votes
    4y

    @Joe S.

    I had a similar problem in one of the bathroom in my house; after years there was a gap between the toilet and the drainage. Sewage fumes came out and was bad. I checked with a couple of plumbers and they said it was because of the barometer pressure and the season. That was not the key of the problem though.

    I hired another plumber for another job and he noticed the commode was lose; he replace the seal and the smell disappeared!

    2Reply
  • Account Closed
    Property Manager 路 Winston Salem, NC 路 Member since 2016 路 63 posts 路 27 votes
    4y

    @Joe S. Something is going to stink every-time, that's why they flush the toilet. I had tenants similar to this. It just turned out that they wanted to get a taller toilet. $800 for toilet replacement? I'm not sure if you are getting some-one from another state to do the job but that's too much. At prices like that you will not be able to maintain the unit/property. Great job at asking what they charge before they do the job. A lot of people look for a person and take the first request or are just in a bind and higher someone and then get a larger than life bill at the end. But anyone charging $800 for two toilets, are stealing. A toilet like one or two people have mentioned before me runs $89-$150 and they come with everything that you need. If there is really a smell then the subfloor could be unlevel. That will cause the water in the toilet to be low and release a smell. The back of the toilet could be cracked also, check with them to see if they are cleaning water from the base often. I had a tenant tell me before that they thought it was the kids when they were getting out of the tub making the water spill.    

    2Reply
  • Andrew C.
    Investor 路 SE Wisconsin 路 Member since 2019 路 111 posts 路 71 votes
    4y

    Don鈥檛 think I鈥檝e seen this possibility, so I鈥檒l add it.  I鈥檝e had this.

    the issue was the trap went dry under the in-house laundry.  The laundry room had a drain in the floor, it prevent overflow I suppose. It was actually under a metal catchpan that the washer and dryer sat in.  That went dry, because ofc there鈥檚 never any water going down it. Flushing a nearby toilet would cause a woosh of air in the pipe and create a smell.


    The solution was to pour 2 cups of marine (rv) anti freeze and a bit of water down that drain to fill it with something that won鈥檛 evaporate.

    5Reply
  • Michael Deering
    Rental Property Investor 路 Lehigh Valley, PA 路 Member since 2017 路 200 posts 路 191 votes
    4y

    I say the same thing but I don't tell anyone about it (in the last 20 years).

    2Reply
  • Jim K.
    Handyman 路 Pittsburgh, PA 路 Member since 2018 路 5k+ posts 路 13k+ votes
    4y

    @Joe S.

    It's suspicious as hell, Joe, and your PM is giving you a pretty solid upcharge on toilet replacement as well. But these are the breaks for the absentee owner relying on third-party management. I suggest you submit to the suspected chicanery and pay your $800 for now, and at the first opportunity you place new tenants and take control of the property away from the PM. But you're always going to have little screw-jobs like this as long as you own a small number of units with a third-party property manager and you're not in a position to inspect them directly. Your PM is simply ALWAYS going to try to upcharge you. It's how the game is played.

    2Reply
  • David Dachtera
    Rental Property Investor 路 Rockford, IL 路 Member since 2014 路 4k+ posts 路 2k+ votes
    4y

    @Joe S.,

    First guess time ... possible blocked vent pipe downstream from the toilet. Smelly gasses could be bubbling back through the wash basin drain.

    My $0.02 ...

    Thanx for the diagrams, by the way :-) 

    2Reply
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