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My toilet has a wax ring, but it still leaks.

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Home Builder with Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 CSL#642819

 

My toilet has a wax ring, but it still leaks.

 

You may not know this but every toilet sits on a wax ring. It creates a seal between the toilet and the floor drain; without it there will be a leak whenever you flush. As long as the bolts are secure and the toilet does not move, this seal can last for a very long time.

I got a call from a maintenance supervisor in Sacramento with a concern about a leak. It was determined that the toilet did leak when flushed and damage was being done to the unit below. The supervisor had replaced the wax ring but it was still leaking.

When I removed the toilet, part of the wax ring was not crushed when installed. The seal was never made because the toilet didn’t reach the ring. Why? The floor drain flange was originally installed too low; even an extra thick wax ring did not work. But I had a plan.  J

I took two rings and stacked them on top of each other using a little bit of heat. This did the trick and the leak stopped. Ultimately the floor flange should be raised to the correct height but this was not possible at this time. The tenant will be moving soon, things can be fixed then.

 


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Eric Michael
Remerica Integrity, Realtors®, Northville, MI - Livonia, MI
Metro Detroit Real Estate Professional 734.564.1519

Tom, good thinking. I thought of the same thing when you said the flange was too low.

Sep 25, 2013 09:21 AM
Cindy Jones
Integrity Real Estate Group - Woodbridge, VA
Pentagon, Fort Belvoir & Quantico Real Estate News

Hmmm I would think they would want to fix it correctly BEFORE the new tenant moved in.

Sep 25, 2013 10:25 AM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

It is good for now Michael.

Sep 25, 2013 01:40 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Sounds like you know the important stuff Roger.  :)

Sep 25, 2013 01:40 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

It's never a good time to bring up this subject, but it is important Toni.

Sep 25, 2013 01:40 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Hahahaha. There does need to be some planning ahead just in case of an emergency Rob.

Sep 25, 2013 01:41 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Two wax rings aren't always the answer to a leaking toilet Allen, but it is useful at time like this.

 

Sep 25, 2013 01:41 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

 

If you are refering to the YouTube video in the post, that was from a friend here at AR. It was the prise for winner a contest Christine. He does great things with video, his name is Richard Yates. Go check him out!

Sep 25, 2013 01:47 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Charles - There is a number of things to consider with a toilet flange, the height is very important.

Sep 25, 2013 02:02 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Clint - The fact that it take a while makes me believe that there is movement in the toilet. It may be a slight bounce in the subfloor, a wiggle in the toilet side to side, or if the flange is ABS it could be flexing a bit. Of course, there may be a crack in the toilet itself.

 

Wish you were closer, I'd check it out for you.

Sep 25, 2013 02:02 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

 

The leak will be okay until we need to make the changes Matt.

Sep 25, 2013 02:03 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Jay & Michelle - It can be a bit messy sometimes.

Sep 25, 2013 02:09 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Suzanne - Sometimes on my feet, other times on my seat.  :)

Sep 25, 2013 02:09 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Ginger - I rarely leave the site without a solution, that's why they call me!

Sep 25, 2013 02:09 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

 

Eric - Great minds think alike!

Sep 25, 2013 02:10 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

 

That is the plan Cindy.

Sep 25, 2013 02:10 PM
CA COASTAL ESTATES Lauren Selinsky Perez CRS
California Coastal Estates - Aliso Viejo, CA
"Your Real Estate Broker" #oclauren

Sometimes we just need to tell them, "it needs to be done". I am sure you always have a solution!

Sep 25, 2013 02:13 PM
Jack O'Neal
HomeSmart Elite Group - Gilbert, AZ

I have had this problem on some rental units, try getting a wax ring at 2am?? Wal-Mart

Sep 29, 2013 12:36 AM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

I prefer to have a few extras on hand, just in case Jack.  

Sep 29, 2013 12:59 AM
Sharon Parisi
United Real Estate Dallas - Dallas, TX
Dallas Homes

I did not realize you could use two wax rings for some solutions.  I just had a wax ring replaced last week.

Sep 29, 2013 11:56 AM