Defects have a "language" that the home inspector can learn. Some defects speak clearly----others keep things to themselves. Some speak in riddles, while others tell jokes and laugh at you behind their backs. Some speak in code and some are unintelligible while nonetheless obvious.
The following picture shows a defect that is "speaking in code."
The problem with deciphering anything that is in code is to go through the process of eliminating the other possible causes and honing in on the true meaning of the code. So---looking at the rust stains on the floor---we can translate: "There are rust stains on the floor behind the toilet,"
to: "The toilet tank is leaking or has leaked."
What is called for next is actually getting down on one's hands and knees to see what is going on. Sure enough, right above the staining we can see that water is dripping off the edge of the toilet near the bolt that holds the tank to the bowl.
On the other side we see an even bigger problem----the bowl flange is broken. This kind of damage requires that the toilet be replaced because these kinds of breaks can lead to total failure of the tank/bowl connection which could result in personal injury and/or lots of water all over the place.
So while home inspectors are not "Code" inspectors we must understand codes of many kinds in order to completely understand and communicate what is going on in a home.
Charles Buell
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Wow, you are always finding the unfindable. I found out that switching out a toilet was easy and fairly inexpensive.
Randall, it is easy enough that I have often wondered why people don't change them out when they buy a house---but they rarely do unless they are remodeling anyway. One would think with the general aversion to "yuck" that toilets would be one of the first things to go:) I guess people figure they are pretty easy to clean regardless of how yucky.
Charles, I think you a key word yucky, plus that one of last things to get replaced in an updated bathroom is always the toilet.
~ Life is Good
Roy, I think most people are "afraid" to change the toilet themselves----THAT IS A GOOD THING:)
I love your informative blogs. You should have a TV show, or at least be on KOMO on the weekends. Wow, I would love to see you inspect the house on Tool Time. Tim "the Tool Man" Taylor would have had a lot to find during an inspection. The fun part would have been the explanations-Dinah Lee
Dinah, thanks for the compliment---don't see myself turning into a TV star any time soon:)
Charles,
I giggled a bit when I read this post...I almost envisioned YOU w/ your inspector's magnifying glass in hand wearing your cap, and trench coat...Like inspector Clouseau! You are obviously good at what you do!
This toilet has had it and it looks as if there is also a crack on the base. TToilets are such as cheap fix it is amazing that the homwowner didn't change it out. Now the buyer will wonder what else did they not maintain. That is why we encourage our sellers to get a pre-inspection done before they get it on the market. Great post!
I am sure glad you told me that was RUST. It's bad enough they left hairs, ewww, but until I read it was rust I was worried someone didn't drink enought water.
Great post! I really don't understand how people can damage things so badly and then simply leave them as is. I am certain that there was more wrong with that toilet.
Tammy - :)
Rebecca, one needs a wet suit when inspecting toilets:)
Patty, Tammy guessed correct----that is a hair:)
Tammy, as it sounds like you know----boys are ALWAYS a problem around toilets:) Sometimes an alternative translations is: "Boys apparent in house."
Steve---HEY---it flushed, what more could you want:)
We should flush Nutzy down the toilet but he'd probably get stuck in the S bent. I was gonna take this post in a totaly gross, inappropriate, and potentially offensive direction. Y'all are too welcome?
Klee, we are all SO greatful you restrained yourself:) Nutsy on a stick----sounds like a pipe cleaner to me.
Good catch on the broken flange Charles. Most inspectors would have missed that one...
Charles,
You need to clone yourself so all of us can work with a quality home inspector. I always learn something new in your post. Thanks!
Michael, thanks---hope you are wrong about "most inspectors":)
Tony, just doing my job----no way to know if I have ever missed this before:)
Egads! You never miss anything! I, too, sorta see you as a Sherlock Holmes going through a house inspecting with a magnifying glass! It must take you all day to finish your inspection!! LOL
P. S. What did the blue spots in the tile mean?
Barbara, I don't think I take radically more time than any other thorough inspector. I catch a lot of these types of things because of my picture taking protocols----see them when I get back home.
Ain't it a joy to have to get down, up close and personal with a toilet. I use to HATE to have to take care of toilet problems when I had my apartments.
Sean Allen
Sean, Yep----some are pretty nasty. The worst I ever saw was an appartment where the tennant was a "few bricks short" and had actually been using the toilet for weeks with the lid closed----kind of took "putting the lid down" a little too seriously:) (I promise to not show any pictures:)
Charles do you get the feeling that the crack has been there since the last person tightened the tank down too much? Oh well, keeps us in business.
Jack
Jack, hard to tell the cause.
Charles, This afternoon I inspected a new house in the eastside. Up stairs in the Master bathroom as I was looking around the toilet I see was you call "able to read code" tale tell signs and started laughing remembering your post in the morning. My picture is not as clear as yours.
You can see the water droplet at the bottom of bolt and the rust stains mark on the casing.
~ Life is Good
Charlie, I would take this topic into a different direction. We are not code inspectors, but we should have some knowledge of code. This especially true when inspecting new construction.
Crawling around toilets is an unpleasant part of an inspectors job. Like the idea of a wet suit.
We need wetsuits, AND HANDI-WIPES to do our job, don't we Charles? Rubber gloves and a respirator come in handy too!
Charlie,
That leak from under the tank is pretty common in many older houses I see.
I'm not quite understanding your code analogy. In the thousands of inspections I've done, I've only found one toielt with a flange or bolt leak. Of course, right now, with so many foreclosures missing the toilets and sinks.... LOL
Roy, I can see it---actually pretty common.
James & Russel, this post really has nothing to do with "building codes"----it is more about how some defects give themselves up by "code" (indirect means)
Kevin, sometimes me thinks a "full-body-condom" would be helpful:)
Steve, I agree---see it quite often----or should I say the camera does:)
Charlie,
I get your analogy -- the drip is like reading code. A clue. I see this quite often at older houses.