Water running continuously at multi-unit?

Question

Hi all,

I have a water issue for a 3 unit building that I purchased over the summer. I got a notice from the city that the water has been running continuously. When the water & trash bill came, the last bill cycle was for around $450 (38k gallons of water used)... whereas usually it's around $200-250 per bill cycle, and half of that usage.

I contacted the city and they had a person go out and check on the meter. They said that the meter is working fine, but running continuously. They also said they would provide me a 'data profile' report with more details on daily usage... however, after several calls and emails - still have not received this. (Also, it's such a pain dealing with the city utilities department).

I spoke with the tenants and they all said they don't have any running water... no continuous flow in the toilets, etc. Laundry area looks fine. Everything seems to be OK at the building.

Anyone else experience something similar in your buildings? I'm happy to call a plumber to go and take a look... but I have no idea where this hidden leak could be happening... wondering if this is typical and what the best course of action is here? The building is one of those standard brick 3 units in UK Village built about 100 years ago. Also, any tips on dealing with the city would be appreciated.

Thanks!

John Warren · Answer

@Mitchell J. 99% of the time the issue is a toilet. They sell die tablets online for like $2. You put those in the tank and come back 5 minutes later and you can see the die in the toilet bowl if it is leaking. You also can turn off water to each fixture and isolate them. Have a friend/handyman meet you there and one of you stands by the meter while you turn fixtures back on one at a time. If the meter starts spinning you found your leak.

Michael Plante · Answer

Had the exact same issue

Personally I would go look and not trust what the tenants tell you

Dan Velez · Answer

I had a similar issue. Turned out to be the toilet flappers weren’t creating a proper seal. The leak was so small you couldn’t notice. I suggest replacing the flappers on all toilets. I hope this helps.

Francis Rusnak · Answer

If you turn off the main water line in the house you can see if the meter is still running so you know if it's within the house or out to street.

Alex Garcia · Answer

Assuming that your tenants are correct and there is no running water at any fixture inside property (double-check it yourself, or have plumber do it), your best course of action is what you did. Have the city come out and confirm that the issue is not between street and meter.

Once you confirm the above, get a plumber to help you locate the leak in the line but the leak will be between the meter and the property. Figure out where your main shut off valve is inside the property, then draw a line between that point in your building and the meter.

Look for obvious signs of water along your line because with 38,000 gallons of water every month, there will be water somewhere. If you have grass, look for greener than normal grass, walk around and look for puddles on your grass. There will be some water somewhere. When it is concrete or asphalt, it may be more difficult to see but water will be coming out somewhere.

A good plumber can find this leak relatively quickly, 20 minutes or so. The repair can vary, if it is easily accessible it can be fixed in an hour or two but if it is under concrete/asphalt, it will be much more involved. If you have an irrigation or sprinkler system, look there first as these often get installed by people that either don't know what they are doing and I have had issues with them previously.

Good luck and let me know if you want to take a look at it together, I commute from north side of Atlanta to south side daily and don't mind stopping by to help a fellow investor.

Steve O. · Answer

@Mitchell J. Go in each unit and flush the toilets, you will hear of the water is still running if it’s the toilet flapper. I would start there.

Mitchell J. · Answer

Thanks all for the great advice. I'm going to have my tenants all do the food coloring test tomorrow (below) to see if their toilets have a leak. If so, I'll know which flapper(s) need to be replaced. Fingers crossed that it is the toilet since that means it's a very simple fix. Stay tuned...

John Teachout · Answer

Sewer issue probably not related. I'd start by just changing all the toilet flappers. About $4 each. That's by far the most common cause of water "loss". Don't expect your tenants to notice this. And as far as if it's a leaky water line, anything on your side of the meter is your responsibility. Some houses in the north have the water meter in the basement and not sure who repairs the line from that to the street. Here in Georgia, meters are near the road.

Mitchell J. · Answer

Also, I forgot to mention. About 2 weeks ago, the main sewer line was clogged and I had to get it rooted via the catch basin. They found some tree roots and a tampon. Would this be related to the hidden water leak at all?

Mitchell J. · Answer

That's helpful. Pardon my ignorance, if we find out that the leak is happening out to the street... am I still responsible for this, or is it the city's responsibility? Also, how exactly does a water leak work if we find out it's not within the house?

Water running continuously at multi-unit?

Water running continuously at multi-unit?

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