Flange types you will meet
The material usually matches the drain pipe below the floor.
PVC or ABS
Plastic flanges glue onto plastic drain pipe. They are lightweight and common in newer homes.
Cast iron
Older homes often have cast iron flanges leaded into iron pipe. They are strong but can crack or rust.
Brass or stainless steel
Metal flanges resist breaking and are often used on repairs. Stainless is the most durable.
Offset flange
Shifts the drain opening to fit a floor joist or an off center pipe. Use only where needed.
Height relative to the finished floor
The flange top should sit on top of the finished floor, not below it. Many plumbers accept it flush or up to about 1/4 inch above the surface. A flange sunk below tile leaves a gap the wax ring cannot always close.
Remodels cause most height problems. New tile or vinyl raises the floor, but the flange stays where it was. Check the instructions for your toilet and ring before you decide whether to raise the flange.
Fixing the wrong height
| Where the flange sits | Common cause | Fix |
|---|---|---|
| More than 1/4 inch below the floor | New tile or flooring laid over it | Flange extender or spacer ring, plus an extra thick wax ring if needed |
| Flush with the floor | Original install | Standard wax ring, tighten evenly |
| Up to 1/4 inch above the floor | Common and acceptable | Standard ring, no change |
| Cracked or broken ring | Age, movement, over-tightening | Repair ring or flange replacement |
| Loose on the subfloor | Missing screws or rotted wood | Re-anchor with stainless screws after checking the subfloor |
Wax ring or rubberized ring
A wax ring is inexpensive, familiar, and seals well when the toilet is set once. Moving the toilet after setting it can break the seal, and the ring must be replaced each time the bowl is lifted. Cold bathrooms make wax stiff.
Rubberized or foam rings are reusable and easier to align, and many handle a flange slightly below the floor. They cost more but are forgiving. Either type works when the flange is solid and level.
Leaking at the base of the toilet? Call (385) 488-1892 to reach a licensed plumber.
Call (385) 488-1892Bolt spacing and rough-in
Closet bolts slide into slots on the flange and sit 5 1/2 inches apart, centered on the drain. Keep them parallel to the wall.
Rough-in is the distance from the finished wall to the center of the drain, usually 12 inches. Toilets are built to fit that figure, and 10 inch and 14 inch rough-ins also exist. Measure before you buy a new bowl.
Replacing a damaged flange
Shut off the water, drain the tank, and remove the toilet first.
Pull the toilet
Disconnect the supply line, unscrew the nuts, and lift the bowl straight up. Set it on a towel.
Scrape and inspect
Remove old wax. Check the flange for cracks and the subfloor around it for soft wood.
Choose the fix
A cracked ring on a solid pipe can take a stainless repair ring screwed over it. A flange glued to the pipe may be cut out and replaced.
Anchor it
Use stainless screws into solid subfloor. Do not rely on tile or old rusted hardware.
Reset the toilet
Place the new ring, lower the bowl evenly, and tighten both nuts alternately until it stops rocking. Do not overtighten porcelain.
Run the toilet through several flushes and check the floor around the base for moisture.
Herriman rules and housing that matter here
The city's building page says repair and maintenance of existing plumbing does not require a permit, but adding new plumbing lines to a home does. Replacing a flange on an existing drain is repair. Adding a new bathroom or moving a toilet is not, so ask the Herriman Building Department first.
The city reports that 41 percent of Herriman homes are townhomes or apartments. A flange leak in an upstairs unit can soak the ceiling below, so if you share walls, shut off the supply quickly and tell your neighbor and HOA.
Jordan Basin Improvement District asks residents to flush only human waste and toilet paper, since wipes, including flushable ones, cause backups. Fewer clogs also means fewer times the bowl is plunged hard or pulled and reset, which is when a flange seal gets stressed.
When to call a plumber
Handing this over is smart when you see:
- A soft or black subfloor around the flange, which needs carpentry.
- A cast iron flange leaded into the pipe, which is hard to remove safely.
- A drain pipe below the floor that is cracked, loose, or lower than expected.
- A toilet that keeps leaking after a new ring and tight bolts.
- A second floor install, where a mistake damages the ceiling below.
A licensed plumber can handle toilet repair and any plumbing installation that goes beyond a like for like swap.
After the repair
Wait a full day before caulking the base, so leaks show up. Many homeowners skip the caulk at the back of the bowl to let a future leak escape visibly.
Dispatch from Herriman also covers Riverton and Bluffdale if you need a plumber to finish the reset.
Closet flange questions
Does replacing a toilet flange in Herriman need a permit?
The city's building page says repair and maintenance of existing plumbing does not need a permit, while adding new lines does. A like for like flange replacement on the existing drain is repair. Moving a toilet or adding a bathroom is different, so ask the building department.
Why does my toilet rock after I tightened it?
A rocking toilet usually means a floor that is not level, a flange sitting too low, or a cracked flange. Shims can steady a bowl on an uneven floor, but a low flange needs an extender.
Can I reuse my old wax ring?
No. A wax ring forms its seal once. Replace it whenever the toilet is lifted.
What is a flange repair ring?
A repair ring is a metal plate that screws down over a broken flange to give the bolts a new base. It works if the pipe below is sound.
What size is a closet flange?
Most fit 3 inch or 4 inch drain pipe. Check the pipe inside diameter before buying.
Want a pro to reset the flange? Call (385) 488-1892 and tell dispatch the floor type.
Call (385) 488-1892Sources and standards
Local rules and figures in this guide come from the public sources below. Fees and codes change, so confirm the current version before you act on it.