The pool and spa surfaces show visible signs of deterioration, particularly with missing material along the step edges—including the top step of the pool and spa. Such pitting commonly indicates underlying water loss issues, suggesting the surface may no longer be fully waterproof.

While the finish may still have some remaining life, resurfacing is likely needed to ensure structural integrity and water retention. The estimated cost for replastering a pool of this size is between $10,000 and $12,000.

The waterline tile around the pool and spa shows signs of deterioration, primarily due to failing mortar. Repairing the mortar would cost an estimated $1,000–$2,000, but full re-tiling may be a wiser investment given the condition—particularly in the pool, where issues are more significant.

The spa spillover tiles are in poor condition, with several pieces loose, chipped, or missing grout. This section should be completely re-tiled, with an estimated cost of approximately $1,000.

Additionally, there is a raised coping area near the skimmer on the south side of the pool. This is abnormal, and while the exact cause is unclear, it may indicate structural issues. Assuming no deeper structural damage is found, replacing the skimmer and addressing the surrounding coping would likely cost between $3,500 and $5,500.

The pool water is in poor condition, with algae growth visible throughout, especially in corners and along the walls. Chemical readings show low chlorine levels, elevated pH and alkalinity, and slightly low cyanuric acid. Calcium hardness is within the ideal range, which may suggest no significant water loss—though this is not confirmed.

While chemical treatments are an option, a more cost-effective and practical solution—given the age of the plaster and extent of algae—would be a full drain and acid wash. This service is estimated at approximately $550 or more.

There is one main drain in the spa and one in the pool. Both covers are aged and should be replaced immediately for safety ($120 x 2). During resurfacing or replastering, it is strongly recommended to update the entire drain assemblies to meet current VGBA (Virginia Graeme Baker Act) compliance standards ($500+x2) .

Upgrading to modern, safe drain systems (as opposed to outdated, raised, toe-catching styles) would add approximately $500 per drain to the resurfacing cost—an essential investment for swimmer safety.

Skimmer repairs were detailed in the tile section, But before replacement, recommend a simple, weird door and float and float O-ring ($200+).

Also know that looking at the skimmer itself close-up, it has a lot of chlorine wear And blemishes present.

This robot style cleaner is due for service ($650) Or replacement $1-2k+. I would lean more towards replacement due to its age and condition.

There is not appear to be an Auto fill present only a manual fill and hose bib. A hose to auto fill device would likely cost less than $250. But note that adding an auto fill canister to this existing pool, likely during plaster stage would be easiest and most efficient and may run approximately $1500-$2500+ To add.

I am seeing very little water Los, but some presents on the valve handle body. Recommend minor service to resolve ($125-250).

The pool light shows water condensation inside the lens, indicating a compromised seal and presenting a safety concern. The existing light appears to be an older, smaller SwimQuip-style niche, which limits replacement options to compatible models.

Replacing the light now would cost approximately $500 for the fixture and $400 for installation, totaling around $900. However, updating the light during the replastering stage would reduce the cost to approximately $500 and allow for greater flexibility in upgrading to modern lighting solutions in the future.

The spotlight is in the same category as a pool light = $900 now

The current pool filter is likely over 25 years old and shows multiple signs of failure. The pressure gauge reads 5 PSI, but it appears aged and likely inaccurate. The filter is undersized at 100 sq. ft., which is too small for the pool and is being pushed beyond its maximum flow rate by the oversized pump—potentially causing internal damage.

Visible leaks are present at the drain plug, and internal components such as the element and O-rings may be worn or obsolete. While refurbishing the filter could cost $500–$700, replacement is strongly recommended due to its age, undersizing, and inefficiency. A new filter would provide better performance and value, with quality replacements available starting around $700.

The existing 2 HP Hayward filter pump is highly energy-inefficient due to its oversized horsepower relative to the undersized plumbing. It is also drawing air on the suction side, likely from failing valves that need to be cut out and replaced. Additionally, the pump is leaking at the return connection, which will require plumbing repairs estimated at approximately $400.

The motor is running extremely hot—rated at 5 out of 4 in terms of heat severity—and will likely fail prematurely even if the filters are cleaned, due to the persistent issue of restricted flow from inadequate plumbing size. Full replacement of the pump is strongly recommended. An ideal upgrade would be a 1 HP or variable-speed unit such as the Pentair SuperFlo VS, priced at around $1,200 or approximately $2,200 installed.

Booster Pump Summary:

The booster pump has been removed for an unknown reason. If you choose to reinstall a booster pump, expect a replacement cost of approximately $500 for the pump itself, or around $1,300 including installation.

The pool heater is extremely outdated—likely between 25 to 35 years old—and is nonfunctional. An attempt to activate it produced no response, which aligns with expectations given its age. The gas line connected to the heater also appears to be old and should be pressure-tested for safety, a service typically offered for free by the gas company.

Replacing the heater with a modern, efficient unit installed at the current equipment pad is estimated at approximately $4,800.

Note just to cap the gas line and the plumbing and remove this heater. Expect to pay approximately 500 to 700 including waste.

The main panel is in generally good condition, though it contains older breakers that should be upgraded to GFCI breakers to meet modern variable speed pump compliance standards. This upgrade is recommended in preparation for future pump installations and is estimated at approximately $300.

Additionally, the system includes unconventional dimmer-style switches for pool lighting. While they currently function, these switches are not rated for pool light use and should be replaced with proper smart switches—estimated at around $300 or less.

The plug breaker should also be updated to a GFCI breaker, with an anticipated cost of approximately $100.

The existing plumbing system is outdated and should be fully removed and replaced for maximum efficiency and long-term reliability. Even if the booster pump is not reinstalled, its dedicated line should be reconnected to the return system. The heater should be bypassed, and a new check valve installed.

Additionally, both existing three-way valves should be replaced. The recommended plumbing updates would include a suction-side check valve for the filter pump and a heater bypass setup to accommodate future heater installation. The total estimated cost for this comprehensive plumbing upgrade is approximately $1,500.

Also recommend painting and labeling as well as covering form UV using a $50 UV mesh = $300