[LauraKelly]

I moved into a condo because I travel a lot and did not want to worry about things going wrong in my house while away. Two people have told me I need to worry about the wax bowl rings on my toilets drying out and causing flooding to the unit below me.

How long can a toilet go without flushing before the wax ring dries out? Thank you.

[massplumber2008]

Laura...


Wax rings don't really dry out...

Wax rings fail more so due to the toilet bolts that loosen and cause issues with the seal between toilet bowl and wax ring... or other issues related to pipe/flange. So, if your toilets are anchored well and don't move around then you shouldn't have any concerns here... ok?

The bigger issue would be protecting the fixture P-TRAPS from drying out while you are away...

If gone for 30-40 days you can be sure the water in the p-traps will evaporate at most fixtures and that is not good as sewer gasses will enter into home and stink the place up... never mind how unhealthy the air can become. Here, usually just add some mineral oil or similar oil to keep traps filled to correct level.

I guess I would ask how long you are planning to be away for at a time..? There are a number of REAL concerns for condo. Owners when they go away for more than 2-3 days at a time.

For example, I have most of my customers shut the water main off to their homes if going away for an extended period. The damage that results when a pipe or faucet supply tube breaks gets ugly fast when knowone around to find it... ;)

Also, if you have a water heater... you may want to turn the gas valve down to VACATION MODE... or may even want to shut the water heater off if gone for real long time...

Etc. etc. etc...

Let me know if want more info...

MARK

[afaroo]

Hi Mark,

Very good advice, Thanks.

John

[Milo Dolezal]

Laura, we sometimes work on houses built 30-40 years ago and they have original wax rings. No, you should not worry about wax rings at all.

[LauraKelly]

Hi Mark,

Thank you so much for this useful advice.

I go away often for a couple of months at a time. Do I just pour some mineral oil into the sink drains and into the toilet bowls before I leave to protect the p-traps?

I'm in a high-rise condo. I don't have my own water heater. I have water shut-offs - 4 of them - one for each bathroom, one for the kitchen and one for the laundry area. (There is no one main water shut-off for the unit.) Would you recommend that I shut each of these off when I go away?

Laura

Laura...


Wax rings don't really dry out....

Wax rings fail moreso due to the toilet bolts that loosen and cause issues with the seal between toilet bowl and wax ring....or other issues related to pipe/flange. So, if your toilets are anchored well and don't move around then you shouldn't have any concerns here...ok??

The bigger issue would be protecting the fixture P-TRAPS from drying out while you are away...

If gone for 30-40 days you can be sure the water in the p-traps will evaporate at most fixtures and that is not good as sewer gasses will enter into home and stink the place up....never mind how unhealthy the air can become. Here, usually just add some mineral oil or similar oil to keep traps filled to correct level.

I guess I would ask how long you are planning to be away for at a time..?? There are a number of REAL concerns for condo. owners when they go away for more than 2-3 days at a time.

For example, I have most of my customers shut the water main off to their homes if going away for an extended period of time. The damage that results when a pipe or faucet supply tube breaks gets ugly fast when knowone around to find it...;)

Also, if you have a water heater...you may want to turn the gas valve down to VACATION MODE...or may even want to shut the water heater off if gone for real long time...

Etc., etc., etc...

Let me know if want more info...

MARK

[speedball1]

I moved into a condo because I travel a lot and did not want to worry about things going wrong in my house while away. Two people have told me I need to worry about the wax bowl rings on my toilets drying out and causing flooding to the unit below me.

How long can a toilet go without flushing before the wax ring dries out? Thank you.

The people who told you that don't know plumbing. Not to worry about the wax rings. They don't dry out. A bigger concern isturning off the water when you leave for any time at all. This is the cheapest insurance you'll ever buy!
I've had condos that were destroyed by water damage from a bleak the began when the owners went back North or went on vacation. If there's a danger of freezing, (or do you leave the heat on s bit?) click on back and we'll give you instructions on how to winterize your unit. B e a lot easier though just to leave the heat on low. Good luck, Tom

[massplumber2008]

Hi Laura...

You say you have "water shut-offs - 4 of them - one for each bathroom, one for the kitchen and one for the laundry area". I'm wondering if you have hot and cold shutoffs here..? If so, then definitely good idea to shut the water down where you can... ;)

In terms of protecting the traps... I don't want you to start performing this ritual unless you find the traps are dried out when you come back from a trip. Answer Tom's questions then we can advise you best here...

Thanks...

MARK

[LauraKelly]

Hi,

Yes, the water shut-offs have separate hot and cold shut-offs in each location.

I haven't had any problems yet when I have been gone for extended periods - no foul odours or anything. Twice I came back to brown water in one toilet bowl. This last trip I was gone three months and the water in the toilet bowls had dried up.

I never leave any heat on because the condo stays pretty warm if I leave the windows closed. I rarely turn the heat on when I am here. Although it can get pretty cold with bitter winds at times in the winter, there is no chance of my unit freezing because of the heat from the building itself.

I sure appreciate all the help from all of you. I had contacted my insurance company but they don't seem to know what I should be doing when I go away. No doubt it would be clear enough to them if I ever have to file a claim.

Thanks.

Laura

[speedball1]

es, the water shut-offs have separate hot and cold shut-offs in each location.

Not what we meant Laura,
Every unit has a main shutoff wher the water service enters your place. Locate it and shut it off when you leave. A leak that developes when you're gone can cause untold thousands of dollars of damage. I've seen it happen in condos here when the owners went back North when the season ended and left the water on. Shut the water off when you leave for any length of time Good luck, Tom

[massplumber2008]

Laura... follow Tom's advice! Must be some way to isolate/shut water to your unit?? If not... I would have some installed as main hot and cold pipes enter your unit.

Further, you said, "This last trip I was gone three months and the water in the toilet bowls had dried up."... This is very unhealthy for you and others.

For this reason I would have you get a small wet/dry vacuum at home depot or similar home improvement store and when going away for extended periods I would have you suck the water out from the toilet bowl and dump down a sink. Then I would have you pour just enough anti-freeze or mineral oil to cover the hole in the toilet bowl(s).

When you come home just suck this stuff out and pour into a container using a funnel and store it so you can use it for your next trip...

Then flush the toilet and you should be all set here...

You may want to do something similar for other traps as well... but again, I don't want you to get so involved with this that you simply won't do it because it's just too much work... ;)

Let us know what you think here...

MARK

[LauraKelly]

Hi Tom,

I have been told there is no one main water shut-off just for my unit. This building was built in 1978 originally as rental apartments. Later it turned condo. There is no separate heating or electrical either.

But I will check again on Monday with the building Superintendent to confirm.

Thank you.

Laura

[speedball1]

Laura, Are you being charged by the water department for service? Tomm

[LauraKelly]

Hi Tom,

No. Water, heat and electricity are included in the monthly maintenance fees I pay to the condo corporation.

Laura

[speedball1]

Do you know where the water line enters your unit? Does the condo association have a maintenance man? Cheers, Tom