Replacing toilet guts before renting

[Samantha Klein]

Hi BP,

I just got a service call for a leaking filler valve, it was spraying in 2 or 3 directions and leaking down the tank, this is the first day of my tenant living here too. I had my handyman replace the guts and I was thinking of just replacing the guts of all of the toilets on future properties (also my other rentals) to prevent service calls and headaches. I found a really good toilet gut kit that was only $20 at ACE hardware and it's the water saving one, does anybody replace the guts of their toilets when they first buy a property or between tenants as preventive maintenance? I figure spending the $20 prevents leaking for awhile and the risk of a high water bill and also it will reduce the water bill and save a headache later when the tenant would call to complain.

[Richard Warner]

Hey Samantha! I operate a commercial plumbing company with my father, and property management with partner @Justin Bieler.

The toilet tank fill valve and flapper rarely have issues and more commonly the problem is with your angle stop (the valve on the wall) or the braided supply line. But of course nothing is problem-free and on occasion you may need to replace those 'guts' haha. They are fairly simple to replace but, to me, would not be worth your time or money to replace them between each tenant. Also, the chain you see inside the tank connecting the flapper to the fill valve can sometimes 'stick' preventing your flapper form sealing, thus causing the tank to continue fill with water (because the water level does not rise high enough to lift the float and close the fill valve). Tenants will say "it sounds like the toilet is always running". With confident tenants, you can have them lift the tank lid and check the chain adjustment (very simple). Or simply have them turn the valve located on the wall clock-wise until closed to prevent excessive water usage. 

Rather than spending your time or money changing all of your 'guts' for a not so common problem, a more proactive approach is to simply communicate with your tenants that you greatly appreciate  prompt maintenance or emergency requests. And if you like to solve issues as fast as we do, you'll be a loved landlord  :)

Be great!