Loose Toilets

By Frank G. Ross

“Toilet is loose to the floor. Contact a qualified professional to tighten.”  This comment appears at least once in about 75% of my reports.  Loose toilets are one of the most common findings in home inspections and can be an indicator of more serious problems.

A basic understanding of toilet installation is necessary in order to understand the implications of a loose toilet.  A toilet is attached to a toilet floor flange (made of cast iron or plastic) which, in turn, is attached to the sewer drain pipe.  The toilet and the flange are connected together with “closet bolts” which are also referred to as “Johnny bolts” or “hold-down bolts.”  The bolts were probably covered at one time, but more often than not, the covers are missing and the bolts are visible at the base of the toilet.

Within the space between the toilet and the flange is a wax ring.  The wax ring seals the connection between the toilet and the sewer pipe. The ring keeps sewer gases from entering the house and prevents leaks at the base of the toilet. But over time, the toilet can become loose, causing the seal at the wax ring to break allowing potential gas and/or water leaks. Once this happens, the ring must be replaced.

A toilet can be loose for a number of reasons.  It may be loose closet bolts, a hidden leak which softens the floor material, a broken floor flange or a poor original installation to name a few.   If no signs of a leak are present and no unpleasant odors suggest a broken seal or flange then the most probable cause is loose closet bolts.

A word of warning - These bolts must be tightened carefully and evenly, a little at a time on each side. This tightening operation is a "feel" thing gained from experience.  It is VERY EASY to be overly aggressive and actually break the cast iron flange or even the porcelain toilet base.  I recommend hiring an experience professional to tackle this project. It is cheaper to hire a professional than it is to replace a toilet!

Toilets should be checked for movement every couple of years.  If loose fixtures are found, call a licensed plumber for further recommendation or repair.  Consider replacing the wax seal when repairing loose toilets.  It’s a wise precaution against further, more serious issues.

Frank Ross is a Certified Utah Home Inspector for Pillar to Post Professional Home Inspection a full member of the National Association of Certified Home Inspectors and a member in good standing with the Utah Better Business Bureau.  Readers may contact Mr. Ross at (435) 867-6400 or frank.ross@pillartopost.com