Gotta say, I mostly agree with your points, but I'd caution against dismissing sistering joists too quickly. Yeah, it's intimidating at first, but with some patience and a bit of prep, it's not rocket science. My first time was a mess too—ended up with sawdust everywhere and a few bruised knuckles—but once you get the hang of it, it's pretty satisfying. Just make sure you double-check your measurements and don't rush through it... slow and steady keeps you from falling through the floor later.
Good points here, especially about taking your time with sistering joists. Have you considered what's causing the repeated toilet issues in the first place? I had a similar situation in one of my rentals—thought it was just bad luck or tenants being rough on fixtures. Turned out there was a subtle plumbing vent issue causing pressure problems, which kept leading to leaks and floor damage. Sistering joists definitely helped stabilize things, but addressing the root cause saved me from repeating the same repairs every few months.
Have you checked if there's adequate ventilation or maybe a hidden leak somewhere upstream that's weakening your flooring over time? Might be worth investigating before diving into structural fixes again. Just my two cents from dealing with way too many bathroom disasters...
Had a similar headache last year—kept patching up water damage until I finally realized the wax ring wasn't sealing right. Simple fix, but took forever to figure out. Might be worth double-checking yours before you tear into more joists...
Definitely agree with checking the wax ring first—it's surprising how often that's the culprit. One thing I'd add is to also inspect the flange itself. I've seen cases where the flange was cracked or improperly secured, causing subtle leaks that mimic wax ring issues. If your flange isn't sitting flush with the finished floor, even a new wax ring won't seal properly. Also, make sure you're using the right thickness of wax ring—sometimes floors get built up over time (new tiles, vinyl layers, etc.), and a standard ring just won't cut it anymore. I usually recommend those reinforced wax rings or even the newer foam gasket types—they're a bit pricier but can save you from future headaches. Good luck with it... plumbing issues are always a bit of detective work.
Good points about the flange and wax ring thickness, but have you checked if the toilet itself has any hairline cracks? I've seen toilets that looked perfectly fine at first glance but had tiny cracks around the base or bowl that only leaked under weight or pressure. Drove me nuts troubleshooting one a few months back—replaced wax rings, adjusted flanges, everything... turned out to be a sneaky crack in the porcelain.
Also, curious if you've noticed any rocking or shifting when you sit down? Even slight movement can break the seal over time, no matter how good your wax ring or gasket is. Might be worth double-checking if your toilet bolts are snugged down properly (but not overtightened—that's another headache waiting to happen).
