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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  • Mike S.
    Investor 路 Colonial Heights, VA 路 Member since 2014 路 115 posts 路 68 votes
    4y

    @Eric Gerakos馃槀

    1Reply
  • Patricia Steiner
    Real Estate Broker 路 Hyde Park Tampa, FL 路 Member since 2019 路 2k+ posts 路 3k+ votes
    4y

    Here you go:

    "You have a wax seal ring beneath your toilet that keeps in the sewer gas that is displaced every time you flush. When that ring is damaged the gas escapes out between the floor and the toilet, causing a bad smell."

    Cost of wax seal ring:  less than $10.

    Best...

    3Reply
  • Andrew B.
    Specialist 路 Denver, CO 路 Member since 2018 路 84 posts 路 42 votes
    4y

    @Joe S.,

    @Ryan Dallavia is dead on. I've replaced thousands of toilets (used to be in the business of replacing toilets for multi-family). It is one of two things, neither requiring a new toilet. 1) Check the wax ring. If the wax ring is bad between the flange and the toilet, you'll get smells. Could also be a broken flange, but less likely. 2) Cracked pipe. If you have this you'd also likely see some water somewhere, especially if on a higher floor, but I'd be surprised without some impact.

    In almost no event is it going to be the toilet itself unless there has been actual damage to the toilet. Replace the wax ring with an extra thick ring and you should be fine.

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

    So what is causing the smell and did you or the PM confirm the bad smell?  Your PM seems eager to spend your money replacing year old toilets.  If you receive guarantee from vendor that there is a problem and the new toilets will solve the issue then take care of the tenants.

    These tenants sound like more trouble than worth.  Take care of good tenants and get rid of bad ones.

    2Reply
  • Joe S.Pro Member
    OP
    Investor 路 San Antonio 路 Member since 2020 路 3k+ posts 路 3k+ votes
    4y
    Quote from @Patricia Steiner:

    Here you go:

    "You have a wax seal ring beneath your toilet that keeps in the sewer gas that is displaced every time you flush. When that ring is damaged the gas escapes out between the floor and the toilet, causing a bad smell."

    Cost of wax seal ring:  less than $10.

    Best...

     Probably what is going to amount to. It鈥檚 a shame that I may have to find my own contractor to put it in when the property is already managed by pm. I wouldn鈥檛 want their $800 for two toilet contractor to bid on the $10 apiece wax ring install though. Lol

    1Reply
  • Michael Deering
    Rental Property Investor 路 Lehigh Valley, PA 路 Member since 2017 路 200 posts 路 191 votes
    4y
    Quote from @Patricia Steiner:

    Here you go:

    "You have a wax seal ring beneath your toilet that keeps in the sewer gas that is displaced every time you flush. When that ring is damaged the gas escapes out between the floor and the toilet, causing a bad smell."

    Cost of wax seal ring:  less than $10.

    Best...

    You should put your PM on notice in writing that you are losing confidence in their ability to maintain the property and serve your interests. 


    5Reply
  • Jake KnightPro Member
    Property Manager 路 Indianapolis 路 Member since 2017 路 303 posts 路 146 votes
    4y

    It may be just me but this sounds like the pea trap is dried out or there is sewage gas coming through the pipe.  That's not a justification for replacing a year old toilet.  I'd require further examination of the issue from a different contractor.  

    2Reply
  • Andrew B.
    Specialist 路 Denver, CO 路 Member since 2018 路 84 posts 路 42 votes
    4y
    Quote from @Joe S.:
    Quote from @Patricia Steiner:

    Here you go:

    "You have a wax seal ring beneath your toilet that keeps in the sewer gas that is displaced every time you flush. When that ring is damaged the gas escapes out between the floor and the toilet, causing a bad smell."

    Cost of wax seal ring:  less than $10.

    Best...

     Probably what is going to amount to. It鈥檚 a shame that I may have to find my own contractor to put it in when the property is already managed by pm. I wouldn鈥檛 want their $800 for two toilet contractor to bid on the $10 apiece wax ring install though. Lol

     You should be able to find a low-cost handyman to take care of this for you. And if the PM is worth their salt, they should have one that can resolve this tomorrow. Since they are new toilets, it should take about 10 minutes each to correct.

    2Reply
  • Matthew Irish-JonesBusiness Member
    Real Estate Agent 路 Buffalo, NY 路 Member since 2017 路 2k+ posts 路 2k+ 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?

    I would be changing my tenants, not my toilets. 


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  • Mike ReynoldsPro Member
    construction 路 Nacogdoches, TX 路 Member since 2011 路 2k+ posts 路 1k+ votes
    4y
    Quote from @Jake Knight:

    It may be just me but this sounds like the pea trap is dried out or there is sewage gas coming through the pipe.  That's not a justification for replacing a year old toilet.  I'd require further examination of the issue from a different contractor.  


     A toilet has a built in "P" trap. But it could be the sink P (or S) trap. If the commode is flushing though, that trap works unless the toilet is cracked. 

    3Reply
  • Andrew C.
    Investor 路 SE Wisconsin 路 Member since 2019 路 111 posts 路 71 votes
    4y
    Quote from @Mike Reynolds:
    Quote from @Jake Knight:

    It may be just me but this sounds like the pea trap is dried out or there is sewage gas coming through the pipe.  That's not a justification for replacing a year old toilet.  I'd require further examination of the issue from a different contractor.  


     A toilet has a built in "P" trap. But it could be the sink P (or S) trap. If the commode is flushing though, that trap works unless the toilet is cracked. 


     This. It an be the P/S trap anywhere...I had this on the drain below an in-unit laundry room, in a shower they don't ever use, etc. they can all dry out, and you'll get occasional smell, mostly when someone flushes a toilet or similar. But, as everyone has mentioned, it's not the actual toilet...and certainly not a pair of actual toilets.

    2Reply
  • Colleen F.Pro Member
    Investor 路 Narragansett, RI 路 Member since 2013 路 8k+ posts 路 4k+ votes
    4y

    @Joe S.  my question would be is it both toilets ?  If it is you probably have a different issue then if it is one toilet. And if the PM is suggesting replacing both  have they verified a problem in both. I would be asking more questions before any repair.

    2Reply
  • Dell J.
    Member since 2010 路 210 posts 路 158 votes
    4y
    so you will evict the tenants  instead of fixing the isssue with the plumbing?  You will get new tenants and the issue will still be there.   

    Quote from @Matthew Irish-Jones:

    I would be changing my tenants, not my toilets. 



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

    @Joe S.

    What did you decide to do? or what did your pm decide to do?

    0Reply
  • Joe S.Pro Member
    OP
    Investor 路 San Antonio 路 Member since 2020 路 3k+ posts 路 3k+ votes
    4y
    Quote from @Dell J.:

    @Joe S.

    What did you decide to do? or what did your pm decide to do?


    One of the main personnel at the  company is supposed to go to the property personally Monday. She said if there鈥檚 not a real problem she鈥檚 gonna have a heart-to-heart talk with the tenants. They have made so many petty and frivolous work orders in the past it鈥檚 hard to know when they are telling the truth.

    0Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire 路 Northeast, TN 路 Member since 2015 路 10k+ posts 路 16k+ votes
    4y

    The easy answer, of course, is to tell the tenants to stop flushing the toilets 馃ぃ

    I think you've pretty much got the run of suggestions. The only one I didn't see on here is this: a dead animal stuck in, and rotting in the vent pipe. The slug of water and sewage creates a temporary vacuum which draws air past the rotting corpse that then stinks up the bathroom in some fashion - crack in vent line, bad wax seal, etc. 

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