Gates do not all self close and self latch.

The surface of the pool has many blemishes present, including some on the east side of the pool that originally appears to potentially be cracking. But upon closer examination it does not appear to be cracks but scratches. Still in the surfaces current condition I would anticipate the need for re plastering in the near future 1-10 years due to wear / blemishes present.

The cost to replaster a pool and spa this size would run 12-15K+

The waterline tiles mortar is wearing.

Inside the spa skimmer we have settling + cracking and splitting indicating a re mortar service is due soon for repair to prevent water loss, as well as older skimmers in the pool that are due to be updated between the plastic and the tile ($2-4k+). Recommend budgeting new skimmers x 3 at the re decking / re surfacing stage ($3500 x 3).

The south east corner of the pool has lifting concrete likely due to the redwood tree roots being present. It will likely require attention which may include removing the concrete area ($1-3k), removing what roots are involved $?, and replacing this concrete area which will include coping (5k+)

Additionally around the pool decking we have lifting concrete / trip hazards throughout. Recommend grinding for temporary repairs ($1-2k) and eventual jacking (leveling service ($2-4k) vs demo ($10-25k+).

On decking coping edges we have settled decomposing concrete that will likely progress into a fall hazard, recommend repairing these areas as well ($2-4k).

Recommend updates to the main drain covers x 3 (2 spa, 1 pool) for safety now but recommend updating to VGBA compliant drains themselves, which can be updated most efficiently at the replaster stage ($500+ x 2).

The spa skimmer is an over flow style, older, but functioning.

The pool skimmers x2 are due to have their components updated; weir, float, float o ring to help maintain ideal function ($500). Skimmer were sucking dry at time of inspection which is less than ideal. Recommend filling the pool and re checking function.

Additionally both skimmer are original and it would be very wise to consider updating both skimmers at time of replaster and or re-decking. Each skimmer replaced should run approx 3-5K each or nearly half this price or less if done at re-stages.

The unit is due to be updated; swivels, tail, tires, etc = recommend standard service ($205+) otherwise a new unit is approx $650+

Note this is a leafy pool and will greatly benefit from a working cleaner unit and a superior unit would be the 3900 ($800+) with a dual chamber bag.

Auto fill not present, Manual could not be tested / located.

Note adding an autofill would be most ideal and cost approx $2-5k depending on location. Lower cost likely if done at re plaster stage.

Both of the pool light have condensation present inside the light lens and therefore should be updated for safety (Light can $600-1200) + install $400 x 2.

Water present inside this light lens as well. $500 - 1100 can + install $400.

Very very high pressure during spa operation 33 psi. And 20 when in pool mode. Recommend service to the elements ($175) to confirm if they are due for repalcment which I feel they may be due ($800+). Also due to age and condition I’d recommend overhaul service to the o ring set ($300) if it hasn’t been done in the past 5-10 years.

However due to the amount of lead debris I would not use this filter vs a TR-140c sand filter ($2400) as a far superior option.

High energy consumer. Also running hot / vibration present / and constantly sucking air. It is likely nearing its expiration point soon if issues go un resolved. Likely suction side valve + temp sensor (covered in Valving section) + simple lid o ring service ($50) + filter cleaning will help - TBD

A better option will eventually be the Pentiar i3 variable speed ($2200+ installed).

Working at this time. Older, the cost to update this booster when expiration occurs = $500-1250.

Working. Very old pump. Likely because it is not used often it has remained as one of the most original pieces of equipment here. Without issue at this time.

Working, older than 10 years. Likely older than 15 (Note Heaters such as these typically only last 10-15 years, and since this heater appears to be functioning, without issue (other than an older / peeling display sticker) I would anticipate another 1 - 5 years of additional use.

Heats very well at 7 degrees in 10 minutes.

Fired right up without issue. Recommend minor updates ; un shielded bonding wire ($100) and painting the gas line ($50).

Also recommend a no cost gas line test + gas meter test.

Very old. But working. Belongs in a museum as it’s still functioning in what appears to be fair / near new (indoor) condition.

A replacement panel to bring it up to phone app connectivity is $750-3500+

Other Special Attention Matters: The main breaker panel appears to be undersized for 100 amps to this panel with 180 amps in breakers on sub. Recommend attention via electrician to confirm wire size is appropriate to support this ($300). Also at that time recommend upgrading the pump to a variable speed ready breaker ($150) and possibly a few others ie GFI by Pool ($150+).

The equipment pads, plumbing is all original and will likely need some attention soon specifically to the three-way valves that are the older lube style - these valves need to be cut out and replaced ASAP as they are sucking air and causing additional issues to pieces of equipment as a result ($400 x 4).

Additionally, Older check valves appeared to still be installed that need to be replaced ($400 x 1). It would be wise to also consider adding two additional check valves, one on each pump suction side ($400 x2). Additionally, the equipment pad will need to be repainted and re-labeled and using a UV mesh for less than $50 cover the equipment pad ($400)