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plw 01-19-2009 06:44 AM

Elevated Flange
I am readying a house for sale and came across something which is common in the area however no one has an easy solution. I am preparing a bathroom floor for tile and noticed that the top of the toliet flange is about 2/4 in taller than the top of the hallway floor. When I removed the toliet I discovered it was mounted on a piece of plywood which was on glued to the top of the tiled floor in order to meet the flange. Since plywood can break down I did not want to go that route. Also, plumbing contractors have told me that cracking the solder on the existing flange and lowering it is not a solution due to the location. What can I do?


Mike Swearingen 01-19-2009 07:01 AM

Is this bathroom on a slab or over a basement or crawlspace?
The flange should be properly re-installed while new tile flooring is being installed. A toilet flange should be bolted to the top of the finished floor level on top of the tile with only the thickness of the flange above finished floor level for a wax ring to seal properly.
The toilet should be leveled with a level across the bowl, and with beveled plastic shims made for the purpose if necessary. Put mildew-resistant tub-and-tile caulk around the front and sides of the toilet base after it has been securely bolted to the flange. Leave the back open for early leak detection.
Good Luck!

buletbob 01-19-2009 07:15 AM

back in the day marble slabs where used for this purpose, they are still available in some locations. I have seen this in older homes.but I do believe the flange was installed over it. and the tile was butted to the marble. BOB

moneymgmt 01-19-2009 07:49 AM

I just ran into a similar issue this weekend installing a toilet drain when I realized that the 3" pipe + elbow + flange put the base of the flange easily 1" above the surface of the floor (only 2x6 joists). I plan to either elevate the area around the toilet to match the flange, or put 2x2's on the joists to elevate the entire bathroom floor.

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