First Newsletter

Real Estate Broker/Owner with J. Luis Properties, Inc.

For all my clients I automatically include them in my e-Newsletter. Below is the first newsletter I send, to be put on the mailing list simply fill out my Guest Book form Be sure to include your e-mail address.

This is the first in a series of newsletters that I hope will provide you with useful information. I have collected this information over years of trial and error (mostly error). After all why not learn from the mistakes of others, it's a lot cheaper! Hopefully you will learn everything from how to price your home right for a quick profitable sale, to fixing that clogged toilet (YUCK!).

The most valuable lesson I have learned is that you never stop learning. So if you have anything you would like covered or if you have some knowledge about a particular subject you want to pass along, please submit it to me via e-mail:

Speaking of clogged toilets why not start there. To save download time I have not provided photos, however if you need me to walk you through the process, just pick up the phone and call me: 786-525-9729.



Crescent Wrench

Hack saw (Reciprocating saw better)

Utility Knife

Paper Towels



Wax Ring Kit With Bolts

Replacement Bolt Caps (Color Match With Toilet)

Grout-8 Ounces (Color Match With Tile Or Toilet)


The following process should be undertaken if you have a suspicion that something is stuck in the toilets water trap. (That's the s-shape form visible on most toilets looking at the side of it. Its purpose is to trap water in it to prevent sewer gases from filing the room.) This is the area where most objects (tooth brushes, cell phones, small toys, etc.) get stuck and slows the toilet's flushing process sometimes to the point where it overflows. Most times the only way to remove these objects is to remove the toilet and flip it on its side to push or pull the object out.

The first step is to shut off the water supply to the toilet. The shut-off valve is usually located under the toilet tank at the wall. Turn it clockwise to shut off. Most of these valves are hard to turn because they haven't been used since the toilet was installed, if you break it you'll have to shut off the house's main water supply valve, then wait for my newsletter on how to change that:).

After shutting off the water, you will want to cut away any caulk that might have been used to seal around the toilet. Nowadays grout is used which breaks away easily. Flush the toilet to drain water from the tank, if this is not possible because of back-up then skip this step and have a mop and bucket handy. After draining the tank place a small bucket (For toilets that are too clogged to flush, use a LARGE bucket.) at the bottom of the tank where the water supply connects to the tank. Disconnect the water supply from the tank and drain excessive water into bucket. Then disconnect the water line from shut-off valve and place it aside for easier installation later.

Remove caps covering studs that hold down the toilet to the floor. These studs are brass so they should cut off fairly easy. Using a hack saw or reciprocating saw, cut these bolts off as close to the ceramic surface of the toilet as possible, cutting through the nuts if necessary. Be careful not to crack the ceramic. The toilet should now be free. If it is sticking, sit on it in customary fashion and hold on to where you are sitting, then rock side to side until it breaks free. Pick it up and take it some where you can place it on its side to drain (Usually the back yard where you can also hose it down.) and remove the object.  The drain outlet of the toilet has a wax ring that can be pretty messy so don't sit the toilet down anywhere. Put a rag in the floor drain to prevent gases from filling the room, the gases are flammable and nauseous. Carefully inspect the floor drain for any damage, pay particular attention to the flange where the bolts fit in. They are often cracked on plastic flanges. Clean out the drain and the toilet flange of all old wax, use plenty of paper towels.

After cleaning up the mess and removing object in toilet, re-install toilet in reverse order. I like to pour a bucket of water down the drain to ensure that the line is not clogged and that the toilet blockage is what was causing my problems. Plus if the line is clogged, it is easier for the plumber to clean out with the toilet off.

Take the water supply line you set aside earlier and re-install it to the toilet tank first. Install a new wax ring on the drain in the floor. Slide bolts into flange and center them in keyholes. Carefully set toilet back on wax ring, lining up bolts with the toilet's ceramic flanges. Sit on toilet and gently rock it into place. Bolt down toilet slowly, do not over tighten (You may crack ceramic flange if it is too tight). Tighten each side equally and rock the toilet slightly to check for tightness. Sometimes toilet will continue to rock after it is tight, if that is the case loosen bolts slightly and place pennies under toilet to eliminate rocking. The pennies act as spacers and do not corrode easily. If you are satisfied that it is tight, attach water supply line to shut-off valve and turn on water. Check for leaks. Cut the end of the bolts off just above the nut and install plastic cap. The last step is to seal toilet to floor with grout. Work the grout in using your finger and making sure you cover all the way around the toilet. Clean the mess up, put the tools away and take a nap. You deserve it!

Best regards, your Realtor®,

Noel Padilla

'Doing Business Right'


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