Best Toilet for my Duplex?

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Best Toilet for my Duplex?

Luke J Nelsen
Real Estate Agent · Milwaukee, WI · Member since 2020 · 105 posts · 41 votes

Hey guys!

I am wrapping up a renovation on a BRRRR deal and wanted some input on which toilet to install. Any recommendations on a reliable yet affordable model at Home Depot?

Thanks!

Luke

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Tracy StreichPro Member
Real Estate Broker · Tulsa- OKC Oklahoma · Member since 2017 · 868 posts · 801 votes
5y

I manage over 600 doors and have done this for over 20 years.   I have never put more than 2 seconds of thought towards a toilet.   Trying to remember a time when a toilet has actually caused a problem.   Yes they break and tenants clog them but don't overthink the toilet.   What do you have space for?  Round or Oblong?  There is your answer buy the cheap one that has everything in the box.   Worry more about screening potential tenants.  Good Luck

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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    5y

    Champion makes on that says it can flush so many golf balls. Remember the commercials?

    Well my kids kept stopping up the upstairs toilet when they were teenagers. I put this toilet in and they NEVER stopped it up.

    2Reply
  • Luke J Nelsen
    OP
    Real Estate Agent · Milwaukee, WI · Member since 2020 · 105 posts · 41 votes
    5y

    @John Underwood hahah I don’t remember the commercial but it sounds like a tried and true brand! Thank you

    0Reply
  • Sharlene Mulchandani
    Cincinnati, OH · Member since 2020 · 299 posts · 476 votes
    5y

    @Luke J Nelsen I definitely recommend Kohler or American Standard.

    1Reply
  • Luke J Nelsen
    OP
    Real Estate Agent · Milwaukee, WI · Member since 2020 · 105 posts · 41 votes
    5y

    @Sharlene Mulchandani Kohler is what I’m leaning towards but have heard mixed reviews lately. You have had good luck with them?

    0Reply
  • Karl B.
    Rental Property Investor · Erie, PA · Member since 2015 · 1k+ posts · 2k+ votes
    5y

    For all my rentals I buy this one at Lowe's:

    AquaSource Henshaw White WaterSense Elongated Chair Height 2-Piece Toilet 12-in Rough-In Size (ADA Compliant)

    Item #98923Model #T802

    The price is right, it lowers the water bill and the tenants like it. 

    4Reply
  • Tracy StreichPro Member
    Real Estate Broker · Tulsa- OKC Oklahoma · Member since 2017 · 868 posts · 801 votes
    5y

    I manage over 600 doors and have done this for over 20 years.   I have never put more than 2 seconds of thought towards a toilet.   Trying to remember a time when a toilet has actually caused a problem.   Yes they break and tenants clog them but don't overthink the toilet.   What do you have space for?  Round or Oblong?  There is your answer buy the cheap one that has everything in the box.   Worry more about screening potential tenants.  Good Luck

    [email protected]918-728-8080
    9Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    5y
    Originally posted by @Tracy Streich:

    I manage over 600 doors and have done this for over 20 years.   I have never put more than 2 seconds of thought towards a toilet.   Trying to remember a time when a toilet has actually caused a problem.   Yes they break and tenants clog them but don't overthink the toilet.   What do you have space for?  Round or Oblong?  There is your answer buy the cheap one that has everything in the box.   Worry more about screening potential tenants.  Good Luck

     How do you have 600 doors and no toilet problems? I have 30 toilets currently in my management and multiple toilets need some type of repair every year. Flappers, fill valves, flushers and even an entire toilet occasionally. In my experience the flush quality can vary greatly between low end and better toilets. Some have larger openings and better quality flush mechanisms. 

    My view is that cheap toilets generate more early life service calls. If you are deploying a plumber, that service call could cost as much as the toilet. In my opinion it is better to buy quality plumbing fixtures to limit service calls. Not only due to cost, but to reduce tenant inconvenience. 

    Curious your thoughts on this? Is this driven by your owners not wanting to invest more up front?

    8Reply
  • Dan Maciejewski
    Realtor · PInellas County Largo, FL · Member since 2016 · 902 posts · 810 votes
    5y

    I was going with mid-level American Standard.  Not the cheapest and not the most expensive.  They've been holding up for a few years with no problems at all.  

    My plumber recently recommended a one-piece -- he said there's less failure points.  We'll see, it's only a few months old.  And yes, the plumber trips cost as much as the toilets sometimes!  And all the parts are like 3-15 dollars.

    2Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    5y

    People might laugh but I have had nothing but good experiences with the Lowe's Project Source round toilet. The only knock I would give on it is that the bolt to flange kit is (was? been a bit since I bought one) crap with plastic washers to hold down a toilet, so I would buy a quality bolt kit. Beyond that, however, I haven't had a single one bad out of the box, clog, nor any problems with cracking or otherwise. I think I've probably used about 10 or 11 of them in the past 6 years. 

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  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    5y
    Originally posted by @JD Martin:

    People might laugh but I have had nothing but good experiences with the Lowe's Project Source round toilet. The only knock I would give on it is that the bolt to flange kit is (was? been a bit since I bought one) crap with plastic washers to hold down a toilet, so I would buy a quality bolt kit. Beyond that, however, I haven't had a single one bad out of the box, clog, nor any problems with cracking or otherwise. I think I've probably used about 10 or 11 of them in the past 6 years. 

     My main trouble with the kit toilets is the cheap bolts and thin wax rings. Even if they include those with the toilet, I buy them separately. I always get stainless steel bolts. I have had to remove rusted bolts on old toilets and it sucks. A saw blade will cut them off, but it is a pain. I am honestly not impressed with the quality on much of anything nowadays. I have taken out 40 year old toilets that were built like tanks and I have seen higher end new toilets have issues after a couple years. My house is ten years old and every toilet has had problems. Even my lifetime warranty Moen fixtures have all lost handles or had other issues. I am not sure how you get quality anymore. 

    2Reply
  • Tracy StreichPro Member
    Real Estate Broker · Tulsa- OKC Oklahoma · Member since 2017 · 868 posts · 801 votes
    5y

    @Joe Splitrock  Most of our owners do not want to spend a lot of money on something that will not get them any more rent.   I understand trying to head off service calls and issues but internal parts on the toilets such as flappers and valves have problems all the time.   I just talking about the actual toilet.  Sure every once and a while someone breaks a toilet.   I am just not sure that has anything to do with the actual toilet.  If the tenant is doing something that causes a toilet to break I  cannot see where it being a $99 toilet or $250 toilet has or will make a difference   They are all low flow toilets now with smaller tanks and less flushing capacity.  Pulled all work orders for last 14 months with toilet in the work order.   Majority were broken toilet seats and loose bolts.  No toilet replacements or issues that would have been resolved by a nicer or better toilet.   

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    1Reply
  • Dan H.Pro Member
    Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
    5y
    Originally posted by @Luke J Nelsen:

    @John Underwood hahah I don’t remember the commercial but it sounds like a tried and true brand! Thank you

     I have an American Standard Champion.  When it is working correctly, it is very hard to clog.  Unfortunately, mine will be getting the complete insides replaced for the second time.  This is in addition to it needing adjustments a couple of times.  I recognize having issues with one toilet it not a big sample size, but I never purchased another.

    A description of the adjustment issue: the toilet has a much bigger flap than standard.  The "flap" replacement is a big rubber washer.  That washer holds up at least as well as most traditional flaps, but the mechanism seems to go slightly out of alignment resulting in a behavior similar to a poor flap (the toilet flushes on its own).  

    A description of the issue internals needing replacement: This one is hard to describe but it behaves as if the tank has less water than it should even though the tank is full.  Even though the giant flap opens dumping the water, the water as it enters the toilet has no pressure.

    I will add that the water here is about as hard as anywhere and that may contribute to the issues that I have had with the toilet.  Hard to know for certain seeing I only have one of these toilets.

    0Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    5y
    Originally posted by @Tracy Streich:

    @Joe Splitrock  Most of our owners do not want to spend a lot of money on something that will not get them any more rent.   I understand trying to head off service calls and issues but internal parts on the toilets such as flappers and valves have problems all the time.   I just talking about the actual toilet.  Sure every once and a while someone breaks a toilet.   I am just not sure that has anything to do with the actual toilet.  If the tenant is doing something that causes a toilet to break I  cannot see where it being a $99 toilet or $250 toilet has or will make a difference   They are all low flow toilets now with smaller tanks and less flushing capacity.  Pulled all work orders for last 14 months with toilet in the work order.   Majority were broken toilet seats and loose bolts.  No toilet replacements or issues that would have been resolved by a nicer or better toilet.   

     There can be differences in thickness between cheaper and expensive toilets, but they are tested to certain strength standards so there is a minimum level of strength. The wood toilet seats hold up much better than the plastic ones. Clogging can be minimized with getting 3" glazed traps. They also have better angles on the traps to prevent clogging. Many of the 3" trap toilets actually have no flapper at all, which improves reliability and flush volume. Maybe a $250 toilet it too much, but if a $150 or $200 toilet saves you one maintenance call over a few years, it is worth in in my opinion. On top of that there is an annoyance level with tenants when a toilet is continuously clogging. There is a reason the more expensive ones are better is all I am saying, so I wouldn't conclude that all toilets break at the same frequency. I understand though, people want to buy the cheapest thing they can get. All I am saying is it can cost in the long run. 

    4Reply
  • Matt M.
    Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
    5y

    @Luke J Nelsen

    I like the $90 Home Depot toilets. They have held up well with no issues. I do buy a thicker reinforced wax ring and toss the one it comes with.

    1Reply
  • Jake CohenPro Member
    Rental Property Investor · Denver, CO · Member since 2017 · 200 posts · 126 votes
    5y

    @Luke J Nelsen try a Niagara Stealth. They are very low water consumption and work great.

    https://www.homedepot.com/p/205611735

    2Reply
  • Dusty SylvansonPro Member
    Contractor · Gunnison, CO · Member since 2018 · 5 posts · 4 votes
    5y

    American standard is known to have better flushing power= less clogs. Kohler has better porcelain coating = less staining over the long term. These 2 brands seem to be the best toilets for a decent price. There are others that are cheaper and will last awhile. For me it depends if it’s the one and only toilet or is it the 3rd, that is not used as often? How is the rest of the plumbing? Is it hard water? Am I planning 5 years or 20 years before the next renovation? And of course, how much can I afford? I have no problem putting in a low cost toilet if I am balancing a lot of costs in a renovation. I also am prepared and know how to do all the repairs on toilets. So my comment is it depends. I am building new properties to hold for long term and choose Kohler. Good luck!

    1Reply
  • Jim K.
    Handyman · Pittsburgh, PA · Member since 2018 · 5k+ posts · 13k+ votes
    5y

    Kohler Category 5, the low-flush toilet design they promote the most, can develop issues with the flap design because the design they use doesn't hold up to not being flushed often. I've had problems with two of them.

    For remodeled floors use thicker wax rings and flange extengers, read up on this on This Old House, other sources.

    Am Standard white toilets have a very white, bright, porcelain finish. This can sometimes tend to stand out against yellowing acrylic tubs and surrounds as the years pass.

    If you have a pro install and suggest Gerber, it's a good idea. 

    The one-piece toilets are easier to keep really clean. The wood seats can crack under heavy tenants, so can cheaper plastic seats molded high to look like wood seats. Low-flush is no so good for old cast-iron drainage plumbing with eco-people who like to let yellow melllow.

    1Reply
  • Jim K.
    Handyman · Pittsburgh, PA · Member since 2018 · 5k+ posts · 13k+ votes
    5y
    Originally posted by @Tracy Streich:

    @Joe Splitrock  Most of our owners do not want to spend a lot of money on something that will not get them any more rent.   I understand trying to head off service calls and issues but internal parts on the toilets such as flappers and valves have problems all the time.   I just talking about the actual toilet.  Sure every once and a while someone breaks a toilet.   I am just not sure that has anything to do with the actual toilet.  If the tenant is doing something that causes a toilet to break I  cannot see where it being a $99 toilet or $250 toilet has or will make a difference   They are all low flow toilets now with smaller tanks and less flushing capacity.  Pulled all work orders for last 14 months with toilet in the work order.   Majority were broken toilet seats and loose bolts.  No toilet replacements or issues that would have been resolved by a nicer or better toilet.   

    That actually makes sense. I doubt you get much in the way of toilet feedback...I assume most of this is A/B-class as well, right? Or rather, no D-class stuff?

    1Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    5y
    Originally posted by @Joe Splitrock:
    Originally posted by @JD Martin:

    People might laugh but I have had nothing but good experiences with the Lowe's Project Source round toilet. The only knock I would give on it is that the bolt to flange kit is (was? been a bit since I bought one) crap with plastic washers to hold down a toilet, so I would buy a quality bolt kit. Beyond that, however, I haven't had a single one bad out of the box, clog, nor any problems with cracking or otherwise. I think I've probably used about 10 or 11 of them in the past 6 years. 

     My main trouble with the kit toilets is the cheap bolts and thin wax rings. Even if they include those with the toilet, I buy them separately. I always get stainless steel bolts. I have had to remove rusted bolts on old toilets and it sucks. A saw blade will cut them off, but it is a pain. I am honestly not impressed with the quality on much of anything nowadays. I have taken out 40 year old toilets that were built like tanks and I have seen higher end new toilets have issues after a couple years. My house is ten years old and every toilet has had problems. Even my lifetime warranty Moen fixtures have all lost handles or had other issues. I am not sure how you get quality anymore. 

     I know what you mean regarding quality; it is downright terrible, even on higher priced stuff. 

    I have a Moen kitchen faucet at home with the pull out sprayer faucet head. It was fairly expensive when I bought it about 7 or 8 years ago, but Moen was always good with parts on lifetime warranty stuff. The sprayer head went bad so I got in there and ordered the free lifetime replacement. When I got the new one, the difference in quality was appalling. The metal was probably 1/4 thick of the old one so that it felt like a toy; the sprayer pattern was cheaper (less jets and less pattern) and the button was worse. I ended up disassembling my original broken one and putting the guts of the new one in the old head. 

    And I see this with everything these days. I use GE over the stove microwaves. They have been the same for a long time. I got one about a month ago and they removed 2/3 of the metal hanging bracket, so now it's harder to level and center and you can't put more bolts into studs, and they took away 2 of the 4 mounting bolts so now you can't pull it even to the cabinet gradually. To save what, $2 in metal? I would rather pay $5 extra than lose this stuff. My frigidaire dishwashers went from brass to steel to plastic inlet water valves in about 7 years.

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  • Luke J Nelsen
    OP
    Real Estate Agent · Milwaukee, WI · Member since 2020 · 105 posts · 41 votes
    5y

    You guys rock! Thanks for all of your responses. This is for an upper B class property and I’m in it for the long haul. And based on the consensus responses, I’m thinking I’ll go with a Kohler. We went with Kohler for our shower head and faucets as well. 

    Luke

    0Reply
  • Shawn M.
    Investor · New Haven, CT · Member since 2012 · 285 posts · 175 votes
    5y

    @Jake Cohen

    I second the stealth toilet. They have a top push button that looks fancier and a 10yr warranty on the flush mechanism. There is no flapper that will need replacement.

    1Reply
  • Curtis Mears
    Property Manager · Raleigh, NC · Member since 2014 · 728 posts · 596 votes
    5y

    @Luke J Nelson

    I do not know the brand, but in my house, I went with the toilet with the largest "throat". Clogs are now a thing of the past.

    1Reply
  • Jonathan G.
    Investor · Marietta, GA · Member since 2015 · 382 posts · 258 votes
    5y

    @Luke J Nelsen

    I've put 5 of the 1-piece / dual flush Water Ridge and the 2-piece Water Ridge brand from Costco in 3 of my SFH Rentals as well an additional one in my personal home with no issues so far. The extra money for the single piece was worth it due to ease of installing and not likely to purchase any two piece units in the future (since that's where they typically leak years down the road from rusting out those bolts that connect the two pieces).

    0Reply
  • Matthew LoPiccolo
    Flipper/Rehabber · Canton, GA · Member since 2021 · 32 posts · 27 votes
    5y

    @Luke J Nelsen

    I had a Plumbing Business for almost 7 years until we relocated.

    American Standard Champion, it is the bees knees

    Kohler is hit or miss, I was in a home where the mounting bracket had rotted after only five years and caused major water damage to the property. This was in Marietta Ga and we don’t have terrible water issues there, I think it was the ammonia from urine missing the bowl that caused it to fail.

    My 2 cents

    1Reply
  • Jeffery Wilen
    Rental Property Investor · Vancouver, WA · Member since 2017 · 181 posts · 115 votes
    5y

    @John Underwood

    Agreed, that’s what we put on ours.

    1Reply
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