Pool Surface
The surface is coated with a special waterproof paint that appears recent (likely less than 1 year old).
It is applied over older plaster, where pitting is visible in the underlying plaster.
Repainting the surface will be needed in 1–2 years, not immediately.
Repainting would cost ~$1,500, but a full replaster (recommended as the wiser long-term choice) would last 15–30 years (likely closer to 30 with proper maintenance) and cost $8,000–$12,000 depending on finish/options (likely closer to $12,000 due to paint removal and potential tile work).
Assessment limited: Pool water is very cloudy/murky, preventing full inspection. Judgment based primarily on the drained spa surface, which shows similar underlying conditions. Recommend returning after water clarity improves to re-inspect pool and spa surfaces in detail.
Cost summary (this section only)
• Repaint surface (in 1–2 years): ~$1,500
• Full replaster (recommended): $8,000–$12,000

Tile and Coping
The waterline tile around the pool and spa has been coated with what appears to be waterproof paint, applied fairly well but extending over the tile (instead of stopping at the grout line), which is less than ideal.
The spa spillover/weir face is the only area requiring immediate attention: active water loss is occurring along with loose/moving tiles across the entire face. The spillover needs re-tiling right away. Estimated cost for a tile technician to complete this repair: ~$1,500.
All other tile-related issues (gaps, missing mortar, cracks on raised walls/deck, coping-tile joints) are cosmetic at this stage and do not require urgent action.
At resurfacing, consider updating or replacing all waterline tile (pool and spa): $1,500–$2,500 depending on tile selection.
Raised walls show minor movement and small cracks on east/west sides from subsoil settling (no extension into pool shell).
Missing mortar/cracks/edges (especially top deck near spa): ~$1,500 for repair.
Gaps at coping-tile junction (north side, ~50 linear feet): Add mastic ~$1,000 (may be included if concrete is redone).
Cost summary (this section only)
• Spa spillover face re-tiling (immediate): ~$1,500
• Full waterline tile update (at resurfacing): $1,500–$2,500
• Mortar/cracks/edges repair (cosmetic): ~$1,500
• Mastic for coping-tile gaps (cosmetic): ~$1,000

Low CYA Low Cal
hardness = either new water or water loss present

Recommend for fastest turn around = drain and re fill ($750) otherwise heavy chemical treatments are not recommended due to painted surface ($300+) which may take 1-2 weeks to clear.

Skimmer and Main Drain
Visibility is limited due to water conditions, but at least two main drain covers are visible in the spa and are due for update. Assume at least one in the pool as well.
Main drain covers should be updated for safety (anti-entrapment compliance). Immediate replacement of the three visible covers (two spa, one pool) typically costs ~$100 each, for a total of ~$300.
At the time of replastering, upgrade all drains and covers to full VGBA-compliant systems (anti-vortex grates and covers). This is recommended for code compliance and safety. Cost per drain/cover upgrade during resurfacing: ~$500 each (likely 2 in pool + 1 in spa = ~$1,500 total at that time).
Skimmer condition not detailed in this observation—assume standard if no issues noted.
Cost summary (this section only)
• Immediate main drain cover replacements (3): ~$300 ($100 each)
• VGBA-compliant drain/cover upgrades (at replastering, 3): ~$1,500 ($500 each)

Skimmer
The skimmer is older, likely original to the pool (over 30 years old).
At the time of replastering, complete update/replacement of the skimmer is recommended for compatibility, watertight seals, and modern performance. Estimated cost: $3,000–$4,000 depending on plumbing adjustments and integration.
For now, update the skimmer components: replace the basket, lid, weir door, float, and float O-ring. These updates should cost ~$500 total and will improve function and prevent issues in the short term.
At time of inspection, water quality is low and cloudy, making it difficult to see into the skimmer—I could only view about 20% down into it. Full internal condition could not be assessed visually.
Cost summary (this section only)
• Skimmer component replacements (basket, lid, new weir door, float, O-ring): ~$500
• Full skimmer update/replacement (at replastering): $3,000–$4,000

Does not appear to have one present in the pool.

There is a robot cleaner outside the pool - appears slightly older but working just ok …. Missing its screen and doesn’t sound great / due for service ($500+?).

I did not locate any auto fill

Pool Light
The pool light is older, with a standard 10-inch can (niche) style.
It is functional but aged, consistent with the pool’s overall condition.
If use of the pool light is desired, replace the light can and fixture with a new white incandescent unit: ~$600 for the can/fixture + ~$400 labor = ~$1,000 total.
Since the light can is older, it may be due for an update at the time of replastering to ensure proper integration with the new surface and long-term leak prevention. This niche update typically adds ~$500.
Cost summary (this section only)
• Light fixture + can replacement + labor: ~$1,000
• Light niche update (at replastering): ~$500

Spa Light
The spa light is older, with a standard 10-inch can (niche) style.
It is functional but aged, consistent with the pool’s overall condition.
If use of the spa light is desired, replace the light can and fixture with a new white incandescent unit: ~$600 for the can/fixture + ~$400 labor = ~$1,000 total.
Since the light can is older, it may be due for an update at the time of replastering to ensure proper integration with the new surface and long-term leak prevention. This niche update typically adds ~$500.
Cost summary (this section only)
• Light fixture + can replacement + labor: ~$1,000
• Light niche update (at replastering): ~$500

The filter is older and well worn, it is likely due for new elements soon as the pressure is higher and due for service ($150) which at that time to see if new elements are needed ($400) like the ones sitting near the filter / heater. I would expect another 1-5 years of life left but more ideally changing this to a sand filter ($800+ install $800) would be the best value

Working without issue at this time. Recommend a new lid o ring and lid ($100) otherwise without issue.

Is not connected likely an older failed unit. Recommend updating the heater ($4800+) and gas connection ($500) but first having the gas company check the gas line for integrity at no cost.

Older board , no GFCI , recommend updates to include a new sub panel + GFCI breaker set ($750) + install by electrician ($400).

Note the current panel operates the equipment with one timer functioning and several holes present / and live terminals.

The pad has some newer parts but is leaking at them - it should be updated now with higher quality parts / resolve leaks present ($500+) in the mean time recommend painting and labeling this pad ($200) as well as uv protecting it with a uv mesh ($50).