Replacing flapper - how do I remove old one?

Question

I don't want to break off a piece and get into more work than I need to. Anyone see this before? How is it removed? I've never seen a flapper like this
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Joel Owens · Answer

First go look under the tank itself at the condition of the bolts. If the tank is really old the bolts can be eroded and rusted out and are a real you know what to get off. I have had to use a dremel tool before and cut through the nut and thread with a steel wheel disk.

The other part is even if you get the nut off there might be a hairline crack where the bolt sits on the tank. When you put the new bolt and washers in it will leak. The washers that come in the kits sometimes are hard plastic with no flex and will leak with any abnormality surfaces in the tank where it seats down. There are super washer sets you can buy that use a larger washer and mold to the tank when you tighten down. It's all about how old the tank is. Do not get the ball valve kits as those tend to not float right and will run up the water if the landlord pays.

Just be advised that many tenants can't stand the low flow toilets. They get clogged up more easily for plumber calls and the tenants have to flush over and over with the low water pressure. There are people that buy the non-water saver toilets on Ebay because they do not like the new ones.

Just remember when you buy a toilet how long you plan on owning the property. Glacier Bay is a short term solution and cheap but they tend to burn out much faster. Make sure if you buy a new toilet bowl that the depth is correct size for the wall of your bathroom and also that the toilet has a smooth coating on the inside of the bowl so that waste goes down easily and does not clog.

A friend of mine that owns a 140 unit complex started putting in the cheapest bowls that  did not have the smooth coating and the smaller opening and plumber and maintenance calls to unclog went through the roof. Now he uses smooth coating on the inside bowl and has the toilets with the larger opening to take waste into the main line. Sometimes things people think will save them money end up costing more.

Todd Plambeck · Answer

Take a look at these YouTube videos:
http://www.youtube.com/watch?v=TAznPipk4Fk
http://www.youtube.com/watch?v=gOgm1f5IQ_4

Roy N. · Answer

Joel,

I know you are a very experienced investor / landlord, but I'll stand and disagree with you on this matter.   If you purchase a quality 4 - 6l low-flow toilet, they move just as much - often more - content than the old water-push designs.   The key is look at the MAP scores before selecting the toilet.

Now, it is entirely possible to select a poor model and have a poor installation which will result in a poor experience.

Remember, what is thought of as "novel" and low-flow in N.A., is old-hat in Europe and Australia.

In general, I agree with you.  However, on occasion, Home Depot and the other big-box stores will source and rebrand a good fixture from a reputable manufacturer.  I have purchased both Caroma and Niagara Conservation fixtures as labelled house brands at big-box stores.

We also purchase quality fixtures directly from vendors (i.e. Caroma), but if the opportunity presents itself to acquire them at a lower price because they have been house-branded, why not avail yourself of it.

You are also correct, the finish and glazing are paramount.  Low-flow toilet performance will be impacted far more greatly by poor finish than a 5 usg toilet would be.  This is probably one of the largest factors in the "common" {mis}perception that low-flow toilets do not perform as well.

Another is your plumbing.  If you have old cast iron or galvanised drain lines, you will also have more problems with low-flow toilets as the inside surfaces of these pipes are more likely to not be smooth - or have partial blockages.  Less water requires a smooth surface on the inside of the pipe as the water & contents travel against the inside surface and not down the middle of the pipe as many believe.

Finally, another factor limiting the use of the really low-flow toilets here is the 3" trap and drain.    If building new, I would consider using 4" plumbing which would allow for effective use of the real low-flow toilets with 4" traps.   At the moment, this would probably be cost prohibitive unless you were building a lot of units as toilets for a 4" drain are hard to find [at least in Canada].

Ryan M. · Answer

Its a Mansfield brand toilet and I prefer them.

You can buy the plunger/seat combo at any hardware. Typically they don't have problems. If they do I replace the entire assembly, which requires pulling the tank. When the tank is pulled I always replace the tank bolts and gasket. Sawzall to cut the bolts from the bottom if they won't turn.  Easy job.

Looks like well water with the amount of iron in there. I don't allow tenants to use bowl cleaner that is in the tank, it breaks down rubber which leads to the leak.

Bryan H. · Answer

Dang, so no one had a nice easy solution? I am so tired of removing tanks. Joel Owens you are right when talking about those bolts. I've had to drill and take a sawzall to them, its just a pain.

I did some research online and found it is a Mansfield toilet, which has this funky flapper. Everyone I saw hated the thing.

Gary Bailey I ended up buying the brand you recommended, I usually get that brand and haven't had a problem after using them. I was just hoping to not have to remove the tank.

Hi Mark Brogan Thanks for correcting my name. It's a little thing, and people usually spell it wrong, you think I'd get used to it by now.

Mark Brogan · Answer

Sorry about bad spelling 
Bryan

Mark Brogan · Answer

Hi Brian
If you are going to pay a plumber do what the other replys say and go buy a new toilet it will be cheaper
If you are going to do the project yourself you must take the tank off to get flapper off
Take the 3 bolts loose that you see in tank that are brass
Turn tank upside down and unscrew big nut on bottom of tank that will release complete flapper unit
Go but same unit replacement at box retailer

Roy N. · Answer

I'd go one step further.  Any older toilets (20l/5usg or 13l/3.4usg) we replace with a new 4/6l dual flush (there are two "Glacier Bay" {Home Depot} models: Round front ($99 - $114) and elongated ($149) that have a MAP score of 1000 are are made by Niagra ).   The water savings (especially if replacing a 5usg flush) will pay for the toilet in 2-4 years.

Gary Bailey · Answer

I can't say enough good things about the "Fluidmaster" toilet kits that both Lowes and HD sell.

One of my customers, who has been buying rentals since 1990, says that he tears the guts out of every toilet he installs (even the new ones) and has NEVER gotten a call about a leaky toilet.

I started taking his advice in 2008 and have had the same results. Don't mess with trying to fix part of the problem when for $15 more you can have a hassle free toilet for years to come.

Fluidmaster.  It's in a green and red box.

Good luck!

Gary

Replacing flapper - how do I remove old one?

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