The Pool & Spa surface are older. It appears that it may have been re-plastered with a dark plaster over existing white plaster, still it appears both are due to be removed brought down to the gunite and Re Plaster over that asap as this surface is very likely no longer water tight.

The cost to re surface a pool this size is $10-14k+ depending on options. Note the foundation issue at the skimmer and the rebar issue on the east side wall may require more cost / work to be performed between 2-5k+ and extent of issue would only be known once opened and examined.

The waterline tile all appears to be original likely over 40 years. Most poor / ok but approx 20% of concern.

The area currently under concern are the

Spa spill over -$1500+
Skimmer area -$1500+
Coping stones -$500+

The spill over area has a lot of cracks and obvious issues present. This whole area will have to be redone likely by removing all the tile re-waterproofing / mortar / concrete the area and then laying new tile on top ($1500-2500) is an expected cost.

The skimmer has cracking on the throat tiles, along with a crack, running down the front face of the skimmer, as well as movement scene on the coping stones. I would expect for this area to be redone with the skimmer along with the face before re plastering ($1500-3500+).

The coping stones around the pool all appear to be 15 to 25 years old and relatively good shape except for a few areas where some of the stone is becoming loose approximately 10% which will require approximately 20% to be redone soon to prevent fall hazard ($500-1500+).

Note that re-tiling the entire pool along with a new skimmer and restructure spa spill over could likely all be done at the same time for the best value (lowest cost when bundled as illustrated by the low end number vs higher if done by Itself).

Note there is some calcium build up that can be removed ($450+) but the best value is repalcment due to age and condition.

The spa has two main drains with suction pipes positioned too close to the covers, the pool has one, creating an unsafe setup. To meet current safety standards and prevent entrapment hazards, anti-entrapment anti-vortex retrofit covers should be installed if the spa is to be used for extended periods. The pool also has one main drain that should receive the same retrofit. Each STX retrofit cover costs about $80, with a total installed price of approximately $200 each.

The skimmer has older components, including an aged lid, weir door, valve pack, and basket. It needs replacement of the lid, valve pack (V22–110), skimmer basket, weir door, float, and float O-ring. The total installed cost for these skimmer parts is around $500 or less.

Estimated costs:
Main drain retrofits (3 total at $200 each): $600
Skimmer part replacements (installed): $500

Total estimated cost: $1,100

The bottom cleaner is older than 10 years or at least it’s cover is, the back right wheel does not spin with the front wheel, indicating it is due for service ($105+) , I would also recommend a new tail , tires, bag soon and likely new hose soon, and wall adapter ($205+) versus a new unit complete is around $600 on Amazon

The pool light shows signs of moisture or splatter on the inside of the lens, suggesting it may have been recently serviced and only the bulb replaced instead of the full light can. Although the outer ring appears new and clean, the visible condensation indicates the fixture may not be fully sealed. For safety and to prevent potential electrical hazards, replacement of the entire light can is recommended.

Estimated costs:
Incandescent light can replacement: $450 (part)
Installation: $450 (labor)
White LED option: $700 (part)
Color LED option (high-quality Pentair 5G): $1,000 (part)

Total (incandescent option): $900
Total (white LED option): $1,150
Total (color LED option): $1,450

The spa light is the same size as the pool light, so all pricing information from the previous note applies. This light shows noticeably more condensation inside the lens and has an older outer ring. It appears to be an original fixture, likely over 30 years old. Due to the visible condensation and age, the entire light can should be replaced for safety and reliability.

Estimated costs:
Incandescent light can replacement: $450 (part)
Installation: $450 (labor)
White LED option: $700 (part)
Color LED option (high-quality Pentair 5G): $1,000 (part)

Total (incandescent option): $900
Total (white LED option): $1,150
Total (color LED option): $1,450

The filter is very dirty and is way overdue for service ($150) I would likely recommend new elements ASAP as a result ($400) assuming the filter elements are older than 2 to 5 years.

This pump is very much being over stressed at this time, the pressure is through the roof and causing the pump basket to be half filled with water, this is also increasing the heat on the motor and shortening the life of this pump. I would take action ASAP on the filter to help resolve this issue right away. If left unresolved for a prolonged period of time will begin to the self-destruct the motor.

Without issue.

The heater has significant organic growth around and above it, likely from a nearby lemon or lime tree. The heater should not be operated until the surrounding vegetation is trimmed back. Prolonged operation in its current condition poses a risk of fire and potential damage from debris falling into the exhaust vents. The buildup of foliage in the vents is currently substantial.

The heater did not turn on during inspection and appears to have a possible stack or venting issue. It will likely require between $500 and $1,500 in repairs to restore proper operation. The unit itself appears relatively new, likely less than 10–20 years old, so servicing is recommended over replacement at this time.

If replacement were needed, a new 333,000 BTU heater would cost around $3,800, with total replacement costs ranging from $3,500 to $5,000 depending on the model and installation needs.

Estimated costs:
Heater service/repairs: $500–$1,500
Full replacement: $3,500–$5,000
New 333,000 BTU heater (part only): $3,800

The timer setup includes standard Intermatic timers for both the filter pump and booster pump, and it appears nearly brand new. Breakers are present but older and should be upgraded to GFCI for improved safety and future reliability. The cost to add GFCI breakers would likely be under $450 for an electrician to install.

It appears the old solar controller has been repurposed to operate the valve actuators, allowing for limited automation. While functional, this setup is less than ideal. A full upgrade to a phone-connected automation system would cost between $100 and $1,200 or more depending on brand and features.

No major electrical issues are observed at this time, aside from an older metal conduit running toward the fence that shows signs of corrosion and should be monitored or replaced as needed.

Estimated costs:
GFCI breaker upgrade (installed): $450 or less
Phone-connected automation system: $100–$1,200+

All valves are in fair condition with no leaks present. The system is fully operational, but a few items should be addressed:
• PVC-to-copper connections: Showing age, recommend servicing both within 5 years. Cost: about $150 each × 2 = $300
• Plumbing size: Some plumbing is 1½”, upgrading all to 2” would improve efficiency. Cost included in plumbing refresh below.
• Plumbing refresh: Update all hard elbows and fittings due to age. Cost: $500–$1,500 depending on options.
• Heater bypass (optional): Adds serviceability and extends heater life. Cost: +$500
• UV and label protection: UV mesh around $50, repainting and relabeling around $200. Total $250.

Estimated total range: $1,050–$2,550 including optional heater bypass.