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jdlejeune · Sep 19, 2006, 08:33 AM

Hello. My tenant just phoned to say that the handle of the flush leaks when it is flushed. She also is noticing water around the base of the toilet. Just checking in to see what I should look for when I go over and what some possible solutions might be?

Many thanks,
JD

speedball1 · Sep 19, 2006, 12:02 PM

Originally Posted by jdlejeune

Hello. My tenant just phoned to say that the handle of the flush leaks when it is flushed. She also is noticing water around the base of the toilet. Just checking in to see what I should look for when I go over and what some possible solutions might be?

Many thanks,
JD

Hi JD,

It may sound like you have two separate leaks but I don't think so.
Take the lid off the tank and flush the commode. Is water spraying out of the top? Is the 1/8th inch tube connected to the ballcock and the white overflow tube. Now run your hand down the backside if the tank. Feel any moisture? If so the water is hitting the lid and running down the outside of the tank and bowl. If everything's connected then snug up the three top screws. If it still leaks the ballcock's faulty and must be replaced. Good luck, Tom

jdlejeune · Sep 19, 2006, 01:21 PM

I just checked and the hose is secure. No spraying is occurring. It looks as though the water is coming out of the hole the valve/handle is in and then it's collecting around the base of the toilet.

Maybe it's the water level? Not sure...

speedball1 · Sep 19, 2006, 03:23 PM

Originally Posted by jdlejeune

I just checked and the hose is secure. No spraying is occuring. It looks as though the water is coming out of the hole the valve/handle is in and then it's collecting around the base of the toilet.

Maybe it's the water level? Not sure...

Check the tank water level, it should be at the mark in the tank or 3/8 to 1/2" below the top of the white over flow tube after the tank's filledRegars, Tom

jdlejeune · Sep 21, 2006, 05:22 AM

Hi Tom. I'm going into the apartment tonight to check again. If the water level is too high how can I bring it down? Adjust the buoy thing somehow?

speedball1 · Sep 21, 2006, 06:56 AM

"If the water level is too high how can I bring it down? Adjust the buoy thing somehow?"

Look at the image I've put up. There's a clip on the can/float. Squeeze the clip to release the float and move the float down to lower the water level and up to raise it. Do this by trial and error to get the desired level.
Good luck and let me know how you make out. Tom

jdlejeune · Sep 22, 2006, 08:01 AM

That worked perfectly Tom! The water level was simply too high and was leaking out of the handle area and collection around the base of the toilet. Many thanks!

scri8e · Nov 8, 2006, 12:50 AM

Great guidance Tom! Diagrams are always a good teaching/learning tool. Additionally I would ask the tenant how long they have noticed that going on. If you have easy access to under that bathroom like a basement or a crawl space I would take a look see. If it is soaked you are bound to have dry rot later on. Depending on the condition you may choose to repair/cut out and replace that section of flooring. Or maybe a fan is all you need? Don't know until you run a eyeball around it to make that judgement call. It also depends if you are planning to keep the property for a long time or if you are planning to keep it a couple of years and flip it. Some preventive repairs could make the difference between a couple of George Wa$hington'$ or a BUNCH of Jack$on'$ out of your wallet. If you are in for the long haul.
If it was me with one of my apartment buildings I would want to take a look see and repair now instead of being in a sitch where it HAD to be done NOW. The toilet is breaking through the sub-floor. I'm in for the long haul though so I think that way.