--
Toilet Repair Problems?
Two Flush Your Toilet or Not Two Flush Your Toilet?
By Barry Stone

Dear Barry,

Our toilet has an unusual habit. Until recently, we regarded it as a positive characteristic, but now a home inspector has reported it as a defect. Every time we press the flush handle, the toilet actually flushes twice. The water goes around and down, the bowl refills, and then it goes around and down again. Is this ok, or should I call a plumber? -- Brian

Dear Brian,

This condition, while common, is a minor defect, not a significant problem. My guess is that you have a low flow toilet with tank hardware that is faulty or out of adjustment. Low-flow toilets are designed to complete the flush action with a limited amount of water – approximately 1.6gallons, according to their design specifications. The flush tank typically holds more water than this, but the tank hardware is designed to permit a limited portion of this water to flow into the bowl with each flush.

If your toilet is repeating the flush action with each use, this may be because the tank is gradually releasing all of its contents into the bowl. After the initial flush performance is completed, water continues to flow from the tank into the bowl, causing an encore flush to occur. Fortunately, the only adverse consequence is wasted water. On the other hand, some low-flow toilets require two flushes to get the job done anyway. With yours, the back-up flush is on autopilot. If you wish to have this corrected, refer the matter to a licensed plumber.

Dear Barry,

We’re concerned about the condition of our neighbor’s chimney. It’s about 10 feet taller than their roof and appears weak and damaged, with crumbling mortar and bricks sticking out in several places. If it falls, it will land in our back yard, possibly with someone under it. Our contractor agrees that it is unstable and should be repaired or removed. We’ve asked the owner to make repairs, but he says he doesn’t have the funds. How can we convince him that this is a dangerous situation and should not be ignored? -- Brent

Dear Brent,

An unstable masonry structure in a residential area warrants immediate attention. The safeguarding of persons is a responsibility of property ownership and should not be contingent upon financial convenience. If funds are not available to repair the chimney, then removal would be a lot cheaper and probably a lot more practical. From your description, this chimney is probably not reparable anyway. Therefore, removal should be regarded as a necessary prerequisite to eventual replacement. If the owner cannot be persuaded of the need to eliminate a public safety problem, perhaps someone in authority should be doing the persuading.

An agency of your local government is most likely empowered to address building safety problems of this nature. Contact your local building department and determine who is authorized in this regard, and then file a complaint in writing. For added emphasis, a certified mailing would be advisable. Hopefully, they will send an inspector to the property and issue a safety citation. If, for any reason, their response is slow, make an appointment with your city councilman, county supervisor, or equivalent elected official.