The pool surface shows significant discoloration throughout, which is typical for plaster of this age with organic matter exposure, but it’s in relatively poor condition and likely nearing the end of its lifecycle. Additional stains in the deep end include not only rust stains but also chlorine burns near the main drain. More concerning is the delaminating plaster near the bottom cleaner return, indicating the plaster is likely expired and due for replacement. The estimated cost for replastering is between $12,000 and $15,000. Estimated cost for surface replacement: $12,000 to $15,000.

The skimmer throat shows deterioration and will likely need repair during replastering to re-waterproof, costing an estimated $500 to $1,500 depending on hollow spots. On the west side waterline tile and spa spillover, there are missing tiles and heavy wear through mortar down to gunite, likely causing water loss, with immediate repair needed for the entire spillover area at an estimated $1,000 to $3,000 based on damage extent. The raised wall with older stone is in fair condition with no loose or missing stones, but landscape debris covers mortar joints, and rainwater may flood the planter into the pool, causing plaster discoloration and organic matter buildup that could add hundreds in spring maintenance costs. Installing a drainage catch basin behind the wall would help prevent this. Total estimated cost: $1,500 to $4,500.

The water quality indicates old pool water with high calcium hardness and cyanuric acid levels. The cyanuric acid is so high that a partial drain—either a half or quarter drain—is recommended, with a service fee of approximately $250. Additionally, the pH and alkalinity are relatively high, and the chlorine level is very high. To rebalance the water, chemicals including enzymes and likely phosphate treatments are needed, costing less than $100. Estimated cost for partial drain and chemical rebalancing: $350 or less.

The skimmer in the main drain section is heavily stained, likely from chlorine abuse or high iron content, and is missing its float valve and weir door. Replacing these components and adding a new skimmer lid is recommended, with an estimated cost of less than $500 installed. However, the skimmer is cracking and heavily stressed due to moving concrete or substructure, potentially nearing a non-watertight state if it isn’t already. Installing a new skimmer is estimated at $1,500 to $3,500, though the cost would be lower if done during the plastering stage. Estimated cost for skimmer component replacement and lid: $500 or less; for full skimmer replacement: $1,500 to $3,500 (less at plastering stage).

The pool has one main drain cover, and the spa has one, neither of which are VGBA compliant. To achieve compliance, replacing the drains at the plaster stage is recommended, costing approximately $1,500 as an add-on. Replacing them now would cost about $1,500 each, making the plaster stage the most cost-effective option. To prolong the life of the current drains and improve safety, new VGBA-compliant covers can be installed, though this does not make the drains themselves compliant. The cost to replace each cover is around $150 installed. Estimated cost for compliant cover replacement (one for pool, one for spa): $300; for full drain replacement at plaster stage: $1,500; for immediate drain replacement: $3,000.

The pool’s bottom cleaner is functional but very old and nearing the end of its lifecycle, likely requiring replacement within a year at an estimated cost of $650 for a new unit.

The auto-fill system is not functioning easily, though there may be a simple trick to operate it. A ball valve, when turned on, seems to supply water to the manual fill port. For now, manually fill the pool for about 30 minutes as soon as possible. The manual fill also appears to need a vacuum breaker/backflow prevention device reinstalled, with an estimated cost of $125 to $250 if needed.

The pool light has water inside the lens and needs replacement. It’s a standard 10-inch pool light, and due to California regulations requiring LED, a white LED Pentair light is recommended at approximately $900, with installation costing around $350. Estimated cost for pool light replacement and installation: $1,250.

The spa light, being the same size as the pool light (standard 10-inch), has water inside the lens and needs replacement. As with the pool light, California regulations require an LED, so a white LED Pentair spa light is recommended at approximately $900, with installation costing around $350. Estimated cost for spa light replacement and installation: $1,250.

The filter is in working condition, and the pool is relatively clean and clear. The pressure is slightly high at 8 psi on a half-horsepower pump, likely indicating the filter needs cleaning, which would cost $150 or less for service. The filter tank clamp is 98% tightened, suggesting it would likely leak if tightened appropriately to around 70%. At the time of service, the tank O-ring should be replaced for an additional $100. If well-maintained, with pressure kept low and the filter protected from UV exposure, the filter could last up to 10 more years. Without UV protection, it may only last 1 to 3 years in its current state. Estimated cost for cleaning service and O-ring replacement: $250 or less.
For filter replacement options, given the pool’s high leaf debris due to the backyard environment, consider the following Pentair models:
• TA100D Tagelus Top Mount Sand Filter: A 30-inch fiberglass-reinforced sand filter with a top-mounted multiport valve, ideal for efficient filtration and handling moderate debris loads. It requires about 600 lbs of sand and is suited for pools up to 60,000 gallons, offering durability and economical operation.
• TR100C Triton II Side Mount Sand Filter: A 30-inch commercial-grade sand filter with a fiberglass-reinforced tank, designed for maximum filtration and handling heavy debris like leaves. It uses about 500 lbs of sand and is built for high durability in demanding conditions.
• TR140C Triton II Side Mount Sand Filter: A larger 36-inch commercial sand filter, also fiberglass-reinforced, with greater capacity for heavy debris loads. It requires about 1,000 lbs of sand and is ideal for larger pools or those with significant leaf debris, providing longer filter cycles.
These filters are well-suited for the pool’s needs, with the TR100C or TR140C offering superior performance for heavy leaf debris due to their larger capacity and robust design.

The filter pump’s motor bearings are grinding, and if left unattended, it could seize or, worse, start a fire. Replacing just the motor would cost $400 to $1,600, depending on whether a single-speed or variable-speed option is chosen, with variable-speed being more expensive. However, motor replacements typically come with only a 30-day warranty. Replacing the entire pump is likely a better option for easier installation and a longer warranty, up to three years. Recommended pumps include the Pentair SuperFlo VS at around $1,200 or the Pentair IntelliFlo3 at around $1,800, plus approximately $800 for installation and programming. The current pump is unlikely to last more than three months before the motor seizes, and it’s surprising it’s still operational. Estimated cost for pump replacement (including installation): $2,000 to $2,600.

The booster pump appears to be in fair condition overall, but its exact condition is difficult to assess due to the loudness of the filter pump, which overpowers any audio cues as both pumps run simultaneously. The booster pump is fairly hot to the touch, at a level three out of four on heat, indicating a stressed motor that is likely nearing the end of its lifecycle, typically around 10 years. This heat could increase the risk of the motor seizing. The heat may also be caused by insufficient water flow, possibly due to a dirty filter or the main filter pump not providing adequate flow, as evidenced by the bottom cleaner operating at only 70% speed. Replacing the booster pump would cost approximately $400, with an additional $650 for installation. The pump currently uses soft hosing, which should be upgraded to hard plumbing to prevent potential water loss issues, at an estimated cost of $450 for installing the new plumbing to replace the hoses. Estimated cost for booster pump replacement and plumbing upgrade: $1,500.

The blower motor is no longer functioning, and its bearings are worn, likely causing it to seize if run for longer than one minute. Replacing the blower motor would cost approximately $400 for the unit and $650 for installation. Estimated cost for blower motor replacement and installation: $1,050.

The heater, likely a propane heater given the propane tank within 20 feet, does not appear to be working. A purge valve, typically located next to the heater, is instead found near the propane tank. Replacing the heater, including removing the old unit and installing a new light heater, is recommended at an estimated cost of $5,200 for the heater and installation. Estimated cost for heater replacement and installation: $5,200.

The panel, including the board and timer, is loose from the ground and needs to be re-mounted, likely with two pieces of Unistrut, at an estimated cost of less than $500. The base has two switches—one for the main power and one for the blower. It would be wise to replace the entire panel to add sub-panel functionality for future-proofing, including a GFCI for the variable-speed pool pump that will eventually be installed and space for smart switches if automation is desired. The cost for the sub-panel and GFCI is approximately $50, plus $350 for electrician installation. Estimated cost for re-mounting the panel, sub-panel, GFCI, and electrician installation: $900 or less.

The valving section, including the involved plumbing, is older but all PVC. The spa and pool both use 1.5-inch plumbing, and the suction side appears to be the same. To improve hydraulic efficiency, updating the plumbing during the next plaster stage is recommended. There’s a leak on the hose bib side of the filter plumbing, and adding a check valve on the suction side would be wise. Re-plumbing, including a heater bypass, is estimated to cost $2,500 or less. Estimated cost for re-plumbing and check valve installation: $2,500 or less.