Sometimes I run into things I have never seen before, or thought about, yet they leave me wondering. 

And I am wondering now, am I tilting at toilets?

As I go about my mission, like Don Quijote, riding throughout the land, lending warnings, seeing and battling monsters and such behind every corner, often I have to pause and think.

This post is about a toilet flange in a basement bathroom.  It is secure, having been glopped in by concrete molded faithfully all around.  Artful, don't you think?

But looking at it, my problem is one of common sense. 

This is is a photo of a basic toilet flange.  It is screwed to the floor (or held in place by mortar) so it does not wobble.  Connected to a large drain below, the center is punched out to allow the effluent from the toilet to pass.

The toilet is connected to this flange with bolts, which slide into the large end of those long slots, and are positioned at the end.  Holes in the base of the toilet bowl fit over those bolts, and the toilet is secured down with metal washers and nuts.  It is all covered with a cute little plastic cap.

SINCE THESE FLANGES REST RIGHT ONTO THE FLOOR, AND ARE SCREWED DOWN, THEY ARE NECESSARILY LEVEL.

Seeing this toilet flange made me wonder.

Somewhat hard to see perhaps, it is secure in the floor but not level.

In fact, it is tilted about 10 degrees.

Why does that bother me?  It seems to me that if the toilet is to be bolted to this flange, laying with an angle of 10 degrees, the bolts will also protrude upward at a 10 degree angle.  This places the metal washers at 10 degrees, which are tightened down to secure to the toilet to the floor.

Toilet bases are made of porcelain.  When installing a toilet it is important not to tighten the bolts too much because the pressure can literally cause the base to shatter.

Doesn't the edge of a metal washer tilted at 10 degrees, being tightened downward by a bolt, put more pressure on one side than the other?  If, and that might be a big IF, the toilet can be tightened down sufficiently, does not the pressure created by that angle increase the probability of the toilet base shattering?

Am I nuts to wonder this?  Maybe, like the good defender Don Quijote, am I tilting at toilets and a bit out of my mind?  It could be the supervisor is telling my client even as you read this that I am in fact nuts, that "we do this all the time and no toilet has ever cracked!" 

BUT I HAVE NEVER SEEN IT BEFORE, SO I WONDER.  AND, I AM THINKING AHEAD.

My recommendation:  there are some things that can only be seen pre-drywall.  A pre-drywall inspection is essential to a buyer's construction process.  There are some things that will never be seen again.  Pre-drywall may be the only time for that opportunity!

 

 

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia

www.jaymarinspect.com


 
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27 Comments on Tilting At Toilets

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SEP
07
1,055,748 Points 287 Featured Posts Outside Blog Called Shot Master

Jay, I'm wondering if there's enough tolerance in the installation window that 10 degrees may be such that you can JUST barely have the wax ring do it's job, have the tilted bolts angle enough to still be vertical and ultimately still have the toilet sit flush to the floor.  It would obviously take more care to not overcrank the nuts on the bolts, especially since the load is primarily on one side of the bolt head instead of both.

3:23am • #8
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Seems to me Debbie.  But I am logical and think ahead.

David - I tend to see minute details, which can be good or bad I think!

Bliz - you have just built a lot of MAYBE into the future of this toilet!

3:26am • #9
651,303 Points 69 Featured Posts Outside Blog Attended Rain Camp

Hi Jay.  Why are toilets made of porcelain?  Why not plastic or some other stronger and lighter material?

3:32am • #10
977,311 Points 352 Featured Posts Attended Rain Camp Called Shot Master

I guess because it is reliably strong Conrad, except for direct pressure or hard blows.

3:37am • #11
671,279 Points 8 Featured Posts Outside Blog Hit Router Called Shot Master

Morning Jay remember you said it I didn't to quote you "I am seldom inside the box" end quote.  YEA!!! I glad you agreed to join the club. 

3:58am • #12
275,890 Points 17 Featured Posts Localism Sponsor Attended Rain Camp Called Shot Master

I suppose that buyers are "dreaming the impossible dream" to hope that a pre-drywall inspection is unnecessary. (Had to keep with the Don Quixote theme!)

4:01am • #13
1,952,050 Points 478 Featured Posts Localism Sponsor Attended Rain Camp Called Shot Master

"there are some things that can only be seen pre-drywall."

THAT is a truism.

One of these days soon, I'm going to write about the many, many defects detected by independent home inspectors on new construction.

Some folks will be surprised, that is if anyone reads it.

4:26am • #14
977,311 Points 352 Featured Posts Attended Rain Camp Called Shot Master

James - I hope my not being in the box is true!

Kathryn - they don't think so and I keep proving how important they are!

Lenn - I'll read!  That could probably be a long chapter in any book!

4:45am • #15
1,069,376 Points 70 Featured Posts Outside Blog Called Shot Master

I am disappointed Jay...expected to see the Tidy Bowl Man in full armour with sword drawn....how about some sort of cushioned seal that adapts a little toward angles...we see the "not tightened" all the time on inspection reports...not shattered...yet !

 

5:09am • #16
917,882 Points 179 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Jay, actually the head of the bolt will sit at an angle with the flange, not the toilet---so all will likely be OK---not ideal---but OK :)

7:22am • #17
548,645 Points 3 Featured Posts Outside Blog

Jay, I definitely agree with the importance of inspections during the construction of a new home.

What you can't see, can hurt you ;-)

11:47am • #18
229,179 Points Outside Blog Attended Rain Camp Called Shot Master

Jay --at least they didn't fill the concrete up to the top of the flange, thereby preventing the bolts from being installed at all.

1:06pm • #19
977,311 Points 352 Featured Posts Attended Rain Camp Called Shot Master

And The Thinker could think in a forward and somewhat sideways position S&D!

Shadow - still, one is level and the pressure is at an angle?  What does a shadow know about toilets any way?  Do shadows need toilets?

Thanks Chris.  They really are helpful.

Steven - that positioning and slathering of smoosh was really decorative!

5:26pm • #20
178,333 Points 2 Featured Posts

Gee, I've heard of a wine list but not a toilet list. Would need a seat belt

7:43pm • #21
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Hi Jay, Good Catch. Sadly so many city inspectors that pass on the new construction work, never look that close. The builder knows these need to be level but probably never checked the workman that hurriedly messed up.
10:22pm • #22
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Might fall off of that one Doug.  Seat belts are a good idea!

William - got a note from my client who said that the supervisor had not noticed and said this had happened on a previous house and the toilet kept cracking and nobody could figure out why!

2:22am • #23
568,210 Points 140 Featured Posts Outside Blog Called Shot Master

While it may not be pretty, I would think all will be okay. I believe there is a little wiggle room built into those flanges. 

5:55am • #24
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Pretty it isn't Jim!  Maybe if they used a metal base for the toilet?

11:46am • #25
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Hey, Jay!  I included this post in Last Week's Favorites.  Have a great week!

10:01am • #26

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Jay Markanich - N. Virginia Home Inspector

Bristow, VA

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Jay Markanich Real Estate Inspections, LLC

Address: 12315 Sherborne Street, Bristow, VA, 20136

Office Phone: (703) 330-6388

Cell Phone: (703) 585-7560

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An experienced home inspector's look at current home inspection events and conditions along with his useful recommendations.


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