Cracking is present along the middle of the east wall and at the northeast corner of the pool. These areas are of particular concern. The east side of the pool appears to be settling, likely due to improper compaction or soil movement behind the raised wall. The structure seems to be shifting as the weight of the shell is supported by unstable earth, particularly near the edge of the slope.

The cracks observed are consistent with foundation-level issues rather than surface deterioration. Repair of this nature would typically require exposing the affected areas, correcting the compromised section, and possibly addressing broader structural concerns contributing to the issue. Estimated costs for this type of structural repair often range from $10,000 to $20,000 or more, depending on findings during the excavation and repair process.

As a temporary measure, these cracks can be filled with a structural epoxy product to help reduce water intrusion and potentially gain a few more years of functional use. However, this should be considered a temporary Band-Aid, not a permanent solution. It does not address the underlying cause of the issue, and further movement or damage may continue over time.

The pool surface overall appears to be approximately 15 to 25 years old and is in fair condition.

The majority of the waterline tile around the pool appears to be intact and present. While the tile is older and some of the mortar is showing signs of age and wear, it remains in fair to good condition overall for its age. There are no loose or missing sections observed, aside from two notable cracks located at the waterline and one area inside the skimmer —these areas are of concern and may be contributing to water loss at this time.

Although the tile does not currently require full replacement, it may need to be addressed within the next 1 to 10 years, especially if leaks begin to develop at the aging mortar joints or cracked areas. As a preventative measure, regrouting around the cracked areas and other weakened sections is recommended. This can help reduce the risk of water intrusion and extend the usable life of the tile finish ($1000+).

Estimated cost for this maintenance, including regrouting some areas of issue and re-waterproofing the skimmer-to-tile connection, is approximately $1,000+ but a true repair will be done at repalstering stage likely and may range from $3-5k+ as that will include a new skimmer as well.

The water quality is indicating that the CYA levels are slightly low as well as the calcium hardness levels - generally an indicator that water loss is likely present. Recommend recheck to confirm in one to 30 days ($125).

Otherwise, the chemistry levels are due to be adjusted with a high pH and alkalinity ($30).

The pool is equipped with four main drain covers, and the spa 2 - all which appear to be properly spaced and positioned to meet current VGBA (Virginia Graeme Baker Pool and Spa Safety Act) compliance standards. However, the covers themselves are older and should be replaced as a preventative safety measure.

It is recommended to update all four drain covers. The estimated cost is approximately $100 each, which includes both the new cover and installation. Total replacement cost would be around $600

There are three return covers present in the pool. All three appear to be aged and should be replaced as a precautionary measure to maintain safety and proper circulation performance.

Replacement of all three return covers is recommended. The estimated cost is approximately $100 each, including both the new cover and installation, for a total of around $300.

The skimmer will need some attention including some updated parts ; lid / float ($100).

The in-pool bottom cleaner is currently in working condition but shows signs of wear. The unit will need a new tail soon, and the hose is also aging and may require replacement in the near future. Additionally, the cleaner itself could benefit from minor servicing to maintain performance.

The estimated cost for these minor repairs and replacements is approximately $205. While the unit is not due for full replacement within the next year or two, it would be wise to anticipate replacement in the next 3 to 5 years. The typical cost for a new unit is approximately $650.

The auto-fill is currently operational but is running continuously, which indicates a likely issue such as a stuck valve or a slow leak in the fill line. The unit itself is older, and the canister is due for flushing and cleaning as part of any servicing performed.

It is recommended to have the auto-fill inspected and serviced. Estimated cost for this work ranges from $125 to $250, depending on the extent of the issue which is likely float related.

The pool light appears to be original and is estimated to be 20 to 25 years old or older. The fixture shows visible signs of age, including heavy oxidation on the light can—likely the result of prolonged exposure to high chlorine levels. Additionally, water is present inside the lens, indicating the seal has failed and the light is no longer safe to operate.

It is recommended to replace the fixture for both safety and reliability. Modern LED replacements offer better energy efficiency, improved brightness, and longer service life.

Recommended replacement options:
• Basic White LED Light: $750–$950 installed
• Color-Changing LED Light (with basic controls): $950–$1,250 installed
• Color-Changing LED Light with Automation Integration: $1,350–$1,650 installed

These upgrades provide enhanced lighting performance and bring the system up to current safety standards. The best option will depend on the desired lighting features and whether the pool has or will have an automation system.

The spa light is older and likely original. While it is still in place, the age of the fixture suggests it may be nearing the end of its functional and safe lifespan. Older lights often develop issues such as corrosion, seal failure, or internal moisture, which can lead to safety concerns.

Proactive replacement is recommended to ensure safety and improve lighting performance.

Recommended replacement options:
• Basic White LED Spa Light: $550–$1250 installed
• Color-Changing LED Spa Light (with basic controls): $750–$950 installed
• Color-Changing LED Spa Light with Automation Integration: $950–$1,150 installed

1. Replace pressure gauge soon due to unreliable readings from sun damage and corrosion ($50).
2. Clean filter elements quarterly, including O-ring checks, at $150 per service.
3. Replace heavily oxidized band within one year, estimated at $300, to prevent failure.
4. Monitor pooling water under filter during service to confirm if filter is leaking; service may resolve issue.

No recommendations needed for the filter pump; it is in ideal working condition with no air in the pump basket and running without issues.

The booster pump is nearly brand new (less than six months old) but not pumping water and leaking from its connection, possibly due to a loose suction side fitting. The conduit is old and nearing expiration. Running dry may have shortened its lifespan.
1. Replace old, expiring conduit soon, estimated at $150.
2. Service ($250+) booster pump to diagnose and correct water leak and non-pumping issue, possibly due to loose suction side fitting.
3. Inspect for potential damage from running dry, which may shorten pump lifespan, and address during service.

The waterfall pump is nearly new but has two issues: the pump basket is not fully filled with water, likely due to a faulty O-ring, and the bonding wire is disconnected, posing a safety risk. A plumbing leak at the return is noted but will be addressed in the end valving section.
1. Service pump lid O-ring to address incomplete filling of pump basket, estimated at $50.
2. Connect bonding wire for safety, estimated at $200.
Total estimated cost: $250.

The heater is over 35 years old, with a metal core that reacts to chlorine and risks disintegrating, potentially contaminating the pool surface. Immediate removal is necessary. A replacement heater installation is an option but requires gas line verification.
1. Remove old heater ASAP to prevent core disintegration and pool contamination, estimated at $300-$500.
2. Test gas line for free through the gas company to confirm functionality before any new heater installation.
3. Install new 400,000 BTU heater, if desired, estimated at $4,800.
Total estimated cost: $300-$500 (removal only) or $5,100-$5,300 (removal plus new heater); gas line test is free.

The board and timer control only the booster pump, with other wires cut off and exposed, creating a safety hazard. Some switches are loose, and the setup could benefit from modernization. Upgrading breakers for the equipment pad, pumps, and pool lights to GFCI is recommended for safety.
1. Hire electrician to clean up exposed and cut wires for safety, cost not specified.
2. Tighten or replace loose switches on the board, cost not specified.
3. Add a second timer for improved control, estimated at $150, or convert to a smart controller for an additional $50 ($200 total for smart controller).
4. Upgrade breakers for equipment pad, pumps, and pool lights to GFCI for safety, estimated at $300.
Total estimated cost: $450 (second timer plus GFCI) or $500-600 (smart controller plus GFCI); electrician services and switch repairs need cost clarification.

The valving system is outdated and inefficient, requiring complete removal and replacement. The unused heater should be removed to improve plumbing efficiency or replaced with a heater-ready setup. Old-style lube valves, faulty check valves, soft plumbing, and a leaking chlorinator tower need attention. The replacement process will include repainting, re-labeling, and covering the system with a UV-protective mesh blanket.
1. Remove and replace entire valving system to update and improve efficiency, including repainting and re-labeling, cost not specified.
2. Remove unused heater or install heater-ready plumbing for future add-on, estimated at $800.
3. Replace both suction and return lube-style valves with modern versions, cost not specified.
4. Cut out and replace two faulty check valves, estimated at $400 each ($800 total).
5. Replace soft plumbing with hard plumbing, estimated at $500.
6. Service chlorinator tower to stop leaks, estimated at $300.
7. Cover valving system with UV-protective mesh blanket for durability, cost not specified.
Total estimated cost: $2,400