How to Avoid RV Grey & Black Tank Problems NOW! | Selling An RV Part 2

Home » How to Avoid RV Grey & Black Tank Problems NOW! | Selling An RV Part 2

If you watched Part 1 of our RV selling series, you saw the reality check of preparing an RV for sale – the factory repairs, unexpected issues, and everything that made us think the hard part was over. Well, we weren’t done yet! In this follow-up, we’re tackling black tank problems, eliminating black tank smells, and revealing the drama behind our FlexArmor roof repair situation.

After 3½ years of full-time RV living, we knew our tanks needed professional attention before any buyer would consider our rig. What we discovered during this process could save you thousands in repairs and headaches down the road.

Professional Tank Cleaning: What We Learned

Meeting the Expert: Gabe from Tank Rangers

When it comes to RV tank problems, we wanted to learn from the best. That’s why we called in Gabe from Tank Rangers to give our tanks a complete professional cleaning and share his expertise with our viewers.

“What we plan on doing is bringing it back to factory clean,” Gabe explained as he started the hydro-jetting process at 1500 PSI. Watching a professional work was eye-opening – he could tell by feel whether there was buildup in the tanks and knew exactly how to get into every corner.

The Hydro-Jetting Process

Using a specialized jetting head that moves around inside the tank, Gabe broke up any debris stuck to the tank walls. For our 50-gallon tanks, he started with 15-20 gallons of water and the Valterra Flush King to create a vortex that gets debris moving.

“I can tell that there’s not a huge layer on the bottom because it’s already bouncing around,” Gabe noted. The professional equipment and technique made all the difference compared to standard tank rinsing.

Tank Treatment: What Really Works

Switching from Calgon/Pinesol to Liquified

One of the biggest revelations was learning about tank treatment compatibility. We had been using the popular Calgon/Pinesol mixture, but when we asked Gabe about switching to Liquified RV Tank Treatment, he gave us crucial advice.

Important Warning: If you’re switching tank treatments, you need a professional cleaning in between! “They don’t play well with other additives,” Gabe explained. “Liquified is an enzyme-based additive and it doesn’t play well with the Calgon/Pinesol mix.” The different chemicals can actually create problems if mixed.

Why Liquified Works Better

Unlike other treatments, Liquified does more than just break down waste:

Enzyme-based formula dissolves solids, toilet paper, and hair
Lubricates tank walls and sensors to prevent sticking
Coats the tank so debris doesn’t adhere to walls
Requires vigorous shaking to activate enzymes
Double the dosage in hot weather when bacteria work harder

Gray Tank Smells: The Kitchen Problem

After 3½ years of full-time living, we were dealing with gray tank smells from our kitchen sink, especially in hot weather. Even with careful habits, Gabe explained this is common:

“Mold creates that odor. You wash your hands, wash dishes, hair gets in there, skin gets in there… all that fun stuff.”

The Solutions That Work

Cyclone Roof Vents: We discovered our original vent pipe was below the roof line, allowing smells into the RV. Installing Cyclone Roof Sewer Vents took odors up and away from our living space.

P-Trap Treatment: Instead of immediately chasing tank additives with water, let them sit in the P-trap to dissolve buildup and lubricate the system.

Valterra Flush King: Essential for gray tanks that don’t have built-in sprayers. “Nine out of 10 of these RVs don’t have a sprayer for their gray tanks,” Gabe noted.

Tank Maintenance Best Practices

The Professional’s Rules

Based on Gabe’s expertise, here are the non-negotiables for healthy tanks:

Start with water: Put 10 gallons in large tanks before use
Wait to dump: “When it’s full, then you pull” – full tanks create the velocity needed to clear everything
Keep valves closed: Prevents drying out and sewer flies
Use plenty of water: “Water is your best friend”
Annual professional cleaning: Especially crucial for full-timers

Finding Professional Help

You can locate Tank Rangers cleaning experts near you using the location map on either the Tank Rangers or Liquified websites. For full-timers, Gabe recommends professional cleaning once a year, though families with heavy usage might need it twice yearly.

The FlexArmor Roof Drama

When Factory Repairs Go Wrong

Remember those factory repairs from Part 1? The welding process that fixed our frame unfortunately compromised our brand new FlexArmor roof. When Alliance had to cut the front cap seal to access the frame, it broke the roof warranty.

The Reality of FlexArmor Repairs

Here’s what we learned about FlexArmor Lifetime Limited Warranty repairs:

Any roof modification requires professional repair to maintain warranty
Licensed installers are located throughout the country
Scheduling challenges can cause significant delays
Spot repairs are much faster than full roof replacement

The Waiting Game

Unfortunately, we’re still waiting for our roof repair as of this video. The FlexArmor installer was backed up with a complicated job, which delayed our repair. This created a domino effect with our sale timeline and travel plans.

Pro Tip: If you need FlexArmor work done, plan extra time in your schedule. While the repair itself might only take a day, getting scheduled can take weeks.

Additional Repairs: The Happy Jack Fix

DIY Success Story

Not everything required professional help. Our Happy Jack bunk system had a bent component preventing the platform from lowering properly. With some careful examination and strategic hammer work, we identified and fixed a bent piece that was catching during operation.

Sometimes the simplest solutions work – “nothing that a hammer and a screwdriver couldn’t take care of.”

Lessons for RV Sellers and Buyers

For Sellers:

Budget extra time and money for unexpected issues
Address tank health before showing to buyers
Don’t skip professional cleaning after years of full-time use
Plan for repair delays that could affect your timeline

For Buyers:

Ask about tank maintenance history and request recent professional cleaning
Inspect roof warranties and understand repair requirements
Test all systems including bunks, jacks, and mechanical components
Factor in immediate needs like tank treatments and maintenance

The Bottom Line

Preparing an RV for sale after full-time living involves more than basic cleaning and repairs. Professional tank cleaning isn’t just nice-to-have – it’s essential for a successful sale. Buyers will notice tank odors immediately, and addressing these issues upfront demonstrates the care you’ve taken with the rig.

The FlexArmor roof situation, while frustrating, reminded us that some repairs simply can’t be rushed. Quality work takes time, and maintaining warranties often requires professional service.

What’s Next?

We’re getting close to having our Valor ready for its new owners (spoiler: we actually sold it!). The combination of factory repairs, professional tank cleaning, and addressing every small issue has been more work than expected, but it’s what separates RVs that sell quickly from those that sit on the market.

Stay tuned for our next video where we’ll finally reveal our new RV choice – and trust us, it’s going to surprise you!

Subscribe to our channel @liketheresnotomorrow to follow our RV journey and get honest insights about RV life!

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