Leaky taps (2). Pics attached.

[Hugh Jass]

Hi

I'm a complete novice at this stuff so bear with me.

I don't know where to start on these.

First one is upstairs bath faucet has started to leak. It's just a drip a second or so and tightening the taps doesn't help, might actually be making it worse ??
http://s87006654.onlinehome.us/bath.JPG


Second is basement washroom, very little used, has been leaking for about a month but has got worse. It's now a constant stream, not just drips.

Faucet:
http://s87006654.onlinehome.us/base1.JPG

Underneath:
http://s87006654.onlinehome.us/base2.JPG
http://s87006654.onlinehome.us/base3.JPG

Any advice on where to start? Thanks

[Thaiwoo]

Not familiar with the bath faucets.

With the sink faucets you can probably replace the seals on the valves.

But looking at the whole setup I would say it's very old. Maybe it's time to upgrade. If you like to keep the sink no problem. Shut down and drain the water and remove the faucet and install a new one. That should make it more visually appealing on the top.

Not sure how the drain is attached to the pipe in the wall. If that's standard size you could replace the drain pipe too and make it look much better too and down' have to worry it springing a leak somewhere.

[Lesley]

I was thinking that if you took the pics to home depot one of their plumbing guys might be able to get you on the right path.

[T_Totler]

I'm no expert, but those pics look like one thing to me...

Upgrade.

[Hugh Jass]

I forgot to mention that we live in a rented house. I ain't paying a cent in upgrades. If it was my house, I would've done it ages ago.

Thanks

[T_Totler]

I forgot to mention that we live in a rented house. I ain't paying a cent in upgrades. If it was my house, I would've done it ages ago.

Thanks
That was going to be my next question...

If I were you, I'd take the pics to the owner of the place and see what he/she does.

If he/she does nothing, you might have to go further through the Ontario Rental Housing Tribunal to force the landlord to act.

http://www.orht.gov.on.ca/scripts/home.asp?action=31&P_ID=5192&N_ID=3&PT_ID=7634&U_ID=0&OP_ID=2

[Hugh Jass]

I would just like to fix a leaky tap, not bring the LL to tribunal :)

[dbusguy]

Home Depot for new washers and seals.
There are also "seats" in the bottom that the washers push against.
If the seat is worn or cracked, even a new washer won't do.
As suggested, take the pictures to HD and find someone over 40 who might actually be a homeowner himself.
Bypass the kiddies.

[Mouse]

If it's hot, turn the water off at the tank.

If it's cold, find the supply and turn that off.

Take out the cartridge and take it to Home Depot for a replacement gasket.

If it's the seat, good luck. You might be able to get a tool to clean up the seat.

[T_Totler]

I would just like to fix a leaky tap, not bring the LL to tribunal :)
But it's HIS job to fix, NOT yours ;)

[Mouse]

In a room full of piss, with everyone on their tippy-toes, the word is "Don't make a wave". ;)

[Thaiwoo]

Do a search on google. there are many sites on this repair. Here's one of them http://www.crazysquirrel.com/diy/repair-leaking-tap.jspx

[Glen]

Looks like it would be probably just a washer but like dbusguy said, could be the seat gone too.

[Hugh Jass]

I understand it's probably a washer but I haven't a clue how to get to it. Happy New Year btw.

[Frogy]

I'm no expert, but those pics look like one thing to me...

Upgrade.

I totally agree. Hugh, put the pressure on the landlord!!!

In the interim, I'd pull the stems and replace them. At worst, you need to replace to "O" rings and washers but they should already be on the new stems..

[Dr.Dan]

Hugh, is the link that Thaiwoo posted no help to you?

And also, as above, you should be asking the landlord to repair this... it's not really your responsibility

[Ken_ver_1_5]

I do my own all the time but due to the corrosion of your the bath ones
I would have a pro do it. your gonna need a new seal for the J joint
under the sink as well. best call the land lord.

[Hugh Jass]

We plan on moving in the next couple of months and the LL is a lazy, cheap so and so.

[dbusguy]

I wouldn't bother if you're moving soon.

[Frogy]

He'll probably have to replace them before he rents the place again.

[BillD]

The sink taps are your basic Emco set. The seats and washers are available at CTC for very little. The cartridges likewise are cheap. You would begin by shutting off the water, drain the lines, pop the cover on the taps and remove the handles. Then, you can remove the cartridge, and replace it ir the washer. If the seats are scored they should be replaced or resurfaced. Removing them requires a special tool. Or, you could just leave it. Dripping taps are annoying, whether you own or rent.

[stuff]

Do not touch anything!!!!!!
With plumbling that old and in that bad of shape, trying to fix it can lead to a bigger mess (breaking solder points etc.).

[mander]

Do not touch anything!!!!!!
With plumbling that old and in that bad of shape, trying to fix it can lead to a bigger mess (breaking solder points etc.).

Agreed...physically show the landlord or the super whichever your case may be and demand it be fixed pronto. If things are leaking outside of the drain and onto the flooring, you could be looking at extensive water damage. Not sure if the landlord can come back on you for not reporting it if thats the case. Regardless, have a pro fix it asap.

[Nuke]

Yeah.. it's the landlord's responsibility to repair it. There is no reason for you to have to spend money. Just send him a letter (and keep a copy) describing the problem and telling him it needs to be repaired. It is his legal responsibility to fix it.

[sclerozo]

Do not touch anything!!!!!!
With plumbling that old and in that bad of shape, trying to fix it can lead to a bigger mess (breaking solder points etc.).
Amen ... very true. I once attempted a relatively simple repair in an apt I rented and everything fell apart because it was corroded ... cost me a fair bit and the landlord did not reimburse me a cent. Those were the days when apts were hard to find ... and it also took a whole day and over a hundred bucks because everything was so corroded it just cracked to pieces.

[Frogy]

The sink taps are your basic Emco set. The seats and washers are available at CTC for very little. The cartridges likewise are cheap. You would begin by shutting off the water, drain the lines, pop the cover on the taps and remove the handles. Then, you can remove the cartridge, and replace it ir the washer. If the seats are scored they should be replaced or resurfaced. Removing them requires a special tool. Or, you could just leave it. Dripping taps are annoying, whether you own or rent.


That special tool is generally nothing more than an allen wrench. ;)

[Hugh Jass]

I think I'll leave the thing drip. Will mention it to the LL next time I talk with him but won't hold my breath on anything being done. The last thing I want to do is try fixing it and breaking it, then I'll be the one buying a new one.

It is a learning experience and I'm currently drawing up a list of things to look for when we go to buy our own house ( look forward to lots of questions from me :) ). This thread has educated me on older faucets and I'll know what to look out for in the future.

Thanks guys.

[Hugh Jass]

Do a search on google. there are many sites on this repair. Here's one of them http://www.crazysquirrel.com/diy/repair-leaking-tap.jspx

Of course I googled an easy answer but if you look at the pics, there's no easy way to open up my taps. Thanks.

[Aristera]

The special tool I would use is a hammer. :)

Seriously, don't try to fix anything there unless you want to replace everything besause the rust is the only thing that keeps everything sealed and together. For sure some 10 c washers would stop the sink taps from driping but aside from not being your responisibality, cracking the rust would cause more problems and fuss.
Just as the landlord to repair what he is required to or do as people suguest and write a letter asking him to, Keep copies and even if your moving out soon, he will need to repair it sooner or later. Why not sooner so you can benifet from it aswell.

[Aristera]

Just so you know it's going to be 1 of 2 option.
The first is the round cap on top of your taps can be pried off with a flat head screwdriver. Underneth will be a single screw that holds the handle down. Remove that and you will see the main valve. Unscrew the and your will see where the washer is located.

Option 2 is the the whole handle will be a solid peice of plastic and just sits on top of the valve. Calcium and rust are the only thing holding it on, grab hold and pull straight up. It will pop off and you will see the valve underneath. Continue the same as above. I shaded each option in the image attached.

[Mouse]

Hang a face cloth over the sucker at night, and mark the days 'till you move on the kitchen calender.

[rileydog]

I think I'll leave the thing drip. Will mention it to the LL next time I talk with him but won't hold my breath on anything being done. The last thing I want to do is try fixing it and breaking it, then I'll be the one buying a new one.

It is a learning experience and I'm currently drawing up a list of things to look for when we go to buy our own house ( look forward to lots of questions from me :) ). This thread has educated me on older faucets and I'll know what to look out for in the future.

Thanks guys.

Probably not a good think to ignore. The dripping tap may drip for months, but the one that is running...Yikes! If the sink were to get clogged, the water damage that could be cause if you were out for the day.....I don't think the landlord would be responsible for your personal property, and you may be held responsible for damage to his and other tenants property for not reporting the leaky tap.

Simple solution....tell him about the problem and your concerns to make it his problem and his concern.

[lovey]

if you are still interested,the bath faucet is built by galt master( late 50,s),you can still get replacement parts for it but not from ctc or home depot.You need to go to a plumbing supply store like noble trade or desco,as far as the basin faucet,they are cheap and alot easier to just replace not repair

[Lesley]

I think I'll leave the thing drip. Will mention it to the LL next time I talk with him but won't hold my breath on anything being done. The last thing I want to do is try fixing it and breaking it, then I'll be the one buying a new one.

It is a learning experience and I'm currently drawing up a list of things to look for when we go to buy our own house ( look forward to lots of questions from me :) ). This thread has educated me on older faucets and I'll know what to look out for in the future.

Thanks guys.

If you pay for your water you may be adding to your water bill, I don't remember the figures but a drip a second adds up to a lot over the course of a week. If it's warm water then you're paying extra to heat it. Your landlord shouldn't have a problem coming in and if you let him know the details in advance he can fix it while he's there. Anything he puts into the house is a tax deduction for him so the cost shouldn't be an issue.

Good luck

[mcduff]

Why don't you just get off your avatar and use your common sense. Who really cares. Its obvious from your pics,this has been around for a long long time and you have ignored it. You have stated you are moving, so get over it and move on.

[Mouse]

What ho, Mcduff??

[T_Totler]

...and a Happy New Year to you too McD :rolleyes:

[Mouse]

Just another kid, wet behind the ears.

[Hugh Jass]

Why don't you just get off your avatar and use your common sense. Who really cares. Its obvious from your pics,this has been around for a long long time and you have ignored it. You have stated you are moving, so get over it and move on.


Who really cares? Obviously a few decent souls that gave me the time of day and gave some great advice.


McFOAD.

[Tess]

Why don't you just get off your avatar and use your common sense. Who really cares. Its obvious from your pics,this has been around for a long long time and you have ignored it. You have stated you are moving, so get over it and move on.


Ya so he's moving soon, that doesnt change the fact that it could become critical somewhere in the time frame and that he's under no obligation to his Landlord OR to you to act on any advice let alone fix anything. It's no crime to explore his options.

I might add, that it's Hugh Jass's thread and you're crapping in it for no good or productive reason, so if you have nothing worthwhile to add, then I would suggest you not bother, with 7 posts you certainly havent earned any special right to interfere with anyone here like that.

[Tim]

yea even if i could do it, I don't know if I'd touch it if I was a renter. I'd call the LL, and tell him the taps won't shut off. Tell jim it's pouring. Then tell him you've had trouble with the drain clogging before and you're afraid that if you 'did' go away this weekend you could return to a bathroom that needs to be gutted from the damage.
;)

[Aristera]

As a tennent, weather you know how to or not, there is no good reason to do any sort of work like that as it can open up all sorts of problems. I would replace the taps myself but only after the landlord signed a $200 quote for me to do the work.

[Hugh Jass]

Shock. Landlord was over to correct a mistake on a rent cheque, when I mentioned the leaks. He fixed upstairs and replaced the basement one with a lovely MOEN faucet. Thought you'd like to know.

[Dr.Dan]

Good to hear Hugh :bsu:

If nothing else, he knew he'd have to do something before rerenting the place... might as well do it now ;)

[Hugh Jass]

We haven't given our notice yet :)

[Frogy]

Good to hear Hugh but I'm curious, did you make the mistake on the rent cheque on purpose? ;)



Shock. Landlord was over to correct a mistake on a rent cheque, when I mentioned the leaks. He fixed upstairs and replaced the basement one with a lovely MOEN faucet. Thought you'd like to know.

[T_Totler]

Good to hear Hugh but I'm curious, did you make the mistake on the rent cheque on purpose? ;)
lol...

That's one way to get a landlord's attention. Hugh probably dated his January rent cheque for 2006 instead of 2007. Common mistake this time of year.

[Hugh Jass]

Spot on, but it was the missus that did it.

[lbjgh]

Hugh, I commend you for thinking about the big picture of water conservation. Too many people would just ignore the problem. I'm glad the landlord fixed the problem.

[Lesley]

Way to go. What an excellent way to get his attention.