Older Portland homes — anything pre-1950 in inner SE, NE, and SW — have a recurring toilet pattern: settled subfloor around the closet flange. Decades of small leaks and seasonal moisture rot the plywood under the toilet, the flange drops or cracks, and the wax ring loses its seal. By the time the homeowner notices the rocking or the base seepage, the subfloor below is often soft enough that a new wax ring alone won't hold. We pull the toilet, inspect the flange and the subfloor, and tell you exactly what we found. Sometimes a flange repair is enough. If the rot is minor, we can patch it as part of the same visit; if it's larger than that, we'll show you what we found and tell you what scope a carpenter or restoration trade needs to handle before we re-set the toilet. Either way, you'll see the scope and the price before we move on it.
For planned upgrades: ADA-comfort-height bowls (about 17" vs. the standard 14–15") are a quiet quality-of-life upgrade we install often, and water-saving 1.28 gpf models qualify for some local utility rebates depending on your provider — we'll check at the estimate.