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This phrase conjures up images best forgotten……. However, to this home inspector it brings me into remembrance of a remarkable ride that one Middle Georgia lady endured some years ago. It seems that one fateful evening she found herself perched upon the throne in her upstairs bathroom when there was a sudden sinking sensation accompanied by a crash…. As our dear lady rode her commode down through the floor to land unceremoniously onto the dining room table below. As far as I know she was miraculously un-injured although her house and her dignity were severely damaged not to mention the dining room table!

Most of us at one time or another have experienced sitting on a toilet which seems to rock somewhat or move around under us. Some of us even have to balance ourselves. The reason for this phenomenon is almost always a rotten floor under the toilet and the reason for the rotten floor is a failed wax ring. The wax ring is a nifty little wax filled donut that seals the connection between the bottom of the toilet and the sewer pipe. Unfortunately after some years it may dry out, or the toilet may shift due to a very large uncle….or for whatever reason it begins to leak. The leak hits the wooden subfloor, softening the wood, then turning to rot and ultimately can lead to an unfortunate event such as experienced by the lady in our story.

Here’s the deal. The wax ring costs about $2.99. A new sub floor, tile or vinyl covering and associated plumbing can run upward of a thousand dollars! Every so often go up under your house and look below your commode. If the floor is wet then change the wax ring. If you are not a do-it yourselfer then a handy man or plumber can make the change for you. I recommend taking a look under your house at least annually. By way of confession your trusty home inspector didn’t check his this year and he is replacing the wax ring and doing some rather expensive repair work to his own bathroom floor.

“Do as I say-not as I do!”