When looking to replace a toilet in a rental property there is a bunch of option to consider. Cost, build, seat type, height, length, dual flush, single flush, etc. It’s a hell of a list. The goal of this article is to cut out all of the decisions and give you a go-to toilet that works in most situations and won’t break the bank.
TLDR: A white, one-piece, chair height, toilet with an elongated bowl is king. If two-piece, get a model with a 3-bolt tank attachment.
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Things to Consider When Replacing a Toilet in a Rental Property
A toilet in a rental property is the single most used item in each unit. Everyone uses a toilet multiple times a day, without fail. On top of that, it also has the greatest chance for failure and damage to the bathroom. Why? Two reasons: first, the entire weight of a person is placed on the toilet each time they use it, except for most guys going #1. Second, it’s full of water. If this water is allowed to escape, it can seep into the floor, subfloor, and beyond. This weakens the subfloor and they aren’t cheap to replace. That said, here are some thoughts on the aspects of a toilet to keep in mind.
One Piece or Two Piece?
Toilets come in two different designs, one-piece or two-piece. Two-piece toilets are much more common in most U.S. settings. They are cheaper so it makes sense that they are so common. However, the two-piece nature of these toilets gives them an extra weak point at the point where the tank and the bowl meet. This is bolted together with a gasket to keep the water inside, but tenants can put pressure on the back tank as they lean back on it. Over time, this can lead to failure and leakage at that flange, causing a leak.
Two-Piece toilet recommendation
If a two-piece toilet is necessary, make sure the model uses three attachment points between the tank and the bowl. This reinforces the tank connection with the added bolt, making it last a lot longer before failing. This Kohler Highline Two-Piece Toilet checks all the boxes for a sturdy two-piece toilet. Couple that with chair height and an elongated bowl, and you have the nearly perfect toilet. While it is about double the price of the baseline toilets, the added stability should minimize the time between plumber calls, which is awesome since plumbers are expensive…
One-piece Toilet Recommendation
The brilliance of the one-piece toilet is the removal of the tank altogether. It is one solid piece which bolts to the floor. Brilliant, one less spot to leak. Let the tenants lounge all they want, this thing isn’t moving. This Glacier Bay One-Piece Toilet is my favorite toilet I have found. One piece, chair height, and elongated; it’s perfect.
What Is a Good Toilet Height for a Rental Property?
You must be thinking, “What a ridiculous thing to care about!” Let me attempt to quickly share my thoughts before you get bored reading about such a mundane subject. There are two height category toilets, standard and “Chair” height. Standard toilets are 15″ while chair height toilets are 17-19″ high. Now, for the abstract part.
Imagine you are sitting on a short chair. After a minute of sitting, you decide to lounge back, placing a lot of strain on the joints of the chair. Now, imagine you are on a taller chair. You try to lean back, but as you do, the extra height of the chair is just enough to lift your feet off the floor before you reach the back of the chair, rendering you as much leverage as a small child. You kick your feet freely, but you can’t put more strain on the chair than your body weight.
Now apply that to a toilet. The taller toilet reduces the amount of force any tenant can apply to it, within reason. Downward force is fine all day, but when you start applying horizontal force, it means trouble. So, tall toilets are better.
Is a Standard or Elongated Bowl Better for Rental Property Toilets?
Elongated bowls are hands down better for rental property toilets, and here’s why.
- They are considered a luxury item and help lead to higher rents.
- The longer toilet bowl moves tenant butts away from the tank by a small amount, reducing the strain on the tank/bowl connection in two-piece toilets.
- Bigger area for standing males to aim at. Years of missed toilets can actually cause subfloor damage, which we are trying to avoid at every turn.
- Butts always seem to be expanding, so a bigger seat for them to sit on is always a bonus.
What is the Best Toilet Color for Rental Properties?
White, always white, the whitest white you can find. “But what about almond, bone, or pink?” Quiet, white is timeless, frequently cheaper, and always desired when you go to sell the building.
If that wasn’t clear, get a white toilet and nothing else.
Cheers,
Kyle @ durable rentals