The surface is overall near new and nominal, Relatively uniform color and quality / blemish free. I estimate the surface to be 12-48 months old. No major Blemsihes seen, BUT due to movement seen around the pool / spa decking AND tile splitting / cracking there are likely additional issues with the surface (likely the reason the surface + tile is so new - to mask previously covered issues). Therefore the surface condition is in question in my mind.

The waterline tile appears mostly in like new / good condition but I am seeing very small issues mostly seen around the spa waterline tile and some in the pool = splits in the tile are being seen multiple areas. These are general indicators of sub surface movement and will likely continue to expand and cause issue to hard surfaces / tiles that will eventually lead to water loss and require repair. It is impossible for me to estimate these eventual repairs without opening the effected areas up and confirm the depth of issue present. To only cosmetically, and temporarily correct these issues expect a cost of approx $1-3k + in its current state.

Also note the spa spillover appears to have some issues beginning to develop; loose / missing mortar. Recommend repair to this area in the next 1-5 years or less ($500+).

The raised decking has some areas of issue / larger gaps forming. Mostly seen on the south and south east sides of the pool, these can be further grinded down and filled with mastic to prevent trip hazards ($2-4k+).

I am VERY surprised to not find an auto fill. This could have been easily added at time of replaster / new concrete.

Ideal. Without issue.

There are two main drain covers in the spa, but they are not more than 3 feet apart and therefore not compliant.

The main drains in the pool appears to be compliant, but the wall suction ports are likely for the waterfall Pump are also not compliant.

Note, both skimmers are likely original, the west skimmer has more movement seen at mortar and the the east has a little less but still present. The west skimmer has movement seen on top of the concrete indicating movement.

Both skimmers are due for update to parts =

Even when plugged in, I wasn’t able to get the bottom cleaner to function via press buttons. A new like unit is approx $750+ still I’d recommend a Polaris 280/380 as a better option.

Not present.

Both The Pool lights present have water / condensation present inside the light lens, therefore recommend updating for safety.

Incandescent light is $450+ install approx $400 each light due to 100 foot length x 2.

It does appear we have approx 10-40% condensation present and therefore recommend a new light can for safety ($450 incandescent + install $350).

The filter is showing signs it is nearing its quarterly filter cleaning service, which will include servicing the air bleed assembly ($150).

At that time, recommend confirming if the elements are due for replacement if so, expect a cost of approximately $800 for oem elements = which are due for a replacement every 2 to 5 years depending on use.

Also recommended a new gauge and likely assembly ($50) and a drain plug assembly ($50).

This pump is in working condition without issue at this time. It is older and therefore may require some minor maintenance, which will include a New Pump lid o ring, basket, drain plug o rings x2 and union o rings ($100).

This booster pump is less than three years old and likely will be covered under a warranty if of issue, but it is possible that when a new bottom cleaner is installed the correct amount of back pressure will allow this pump to work without issue. Still at this time because of the loud noise - I would generally classify this pump as a potential to be replaced at around $500 + install $400, which would include new hoses - which are due to be updated soon.

Still I would recommend hard plumbing ($400) vs soft.

This pump is working well without issue at this time, it is definitely overpowered for the application, and likely, a bypass easily be added to allow water to be rerouted controllably via a valve ($500+). Running this waterfall in its current state. It is likely going to cause additional issues and potential leaks due to the higher pressure on this large horsepower pump.

There are two heaters installed one is a natural gas heater. The other is a heat pump.

The natural gas heater is a Rheem - commonly known as being a commercial grade heater, very long life. This heater appears to be a M406A-en-c model - working without issue at this time. The only issue I see externally is the gas line needs a drip leg per code and for longevity ($500+).

The heat pump does function without issue at this time, but I am seeing water loss present inside the unit at the heat exchanger - which will likely require some repair approx $500+ to resolve.

The board has some unique attachments to it that appeared to have been waterproofed (aux outlet boxes x 2). In the top box, there appears to be some type of timer, added for what I would assume is for the lights, it is currently on when I arrived, and the lights are not turning on, therefore it was not able to be tested fully. The lower box appears to be a GFCI, likely attached to the lights in the Pool & Spa are tripping immediately when we reset.

I would recommend updating the main breakers to GFCI, as well as updating the plug outlets to new GFCI’s when the new lights are installed for additional level of safety have a very low cost. Approx $350 in parts + electricians service call ($300).

Note the lowest outlet box appears to be functional with a GFCI present.

The pool equipment pad is exposed to the sun all day and would be very wise to consider covering from UV after repainting and re-labeling ($300). Also note that there are older low quality ball valves = 6 that won’t be required to be repaired in the next 1 to 10 years or less, along with some of the valving present 3 x 3 way valves (guts) , as well as one check valve.

To repair at a low cost, inspect a fee of less than $800+ to service all of these issues, but my recommendation would be to cut them out and replace them with new, expected cost 2500+.