Pool Surface
Pool plaster is in fair condition overall. Blemishes throughout, likely from salt water and high pH. Mottling and uneven wear visible almost everywhere, especially heavy where spa overflows into pool.
Light check cracking in spa area, both sides of steps (uniform, likely installation issue). Surface probably 7–15 years old (possibly older), now in last 25% of life.
Shallow entry step edge has plaster knocked off to gunite—needs immediate patch repair to extend remaining life. Cost: $200–$500.

Full resurfacing for this large pool: $12,000–$16,000 depending on finish/options.
If spa cracks persist during demo, add $1,000–$2,000 for targeted fixes (unlikely).
Cost summary (this section only)
• Immediate step edge patch: $200–$500
• Full resurfacing: $12,000–$16,000
• Potential spa repairs (if needed): $1,000–$2,000

Also note - pictured second - wear markings

Tile and Raised Waterfall Area
Raised waterfall feature is interconnected with pool/spa for added strength.
Separation between landscape brick and upper tiers (worst at highest tier).
Concrete-brick gaps on both sides; northwest worse with visible moisture seepage, calcium, and failed prior waterproofing.
Upper waterfall area needs full re-repair (removal, replacement, resealing). Many bricks loose/missing mortar—safety hazard. Cost: $2,000–$5,000.
Waterline tile has multiple cracks and missing pieces. Concrete/tile set directly on one another; movement breaks bond beam over time.
Extent makes spot repairs inefficient—full re-tile and repair more cost-effective.
Full re-tile/repair: $2,000–$5,000.
Spot repairs (less recommended): $1,000–$2,000+.
Cost summary (this section only)
• Upper waterfall re-repair: $2,000–$5,000
• Waterline full re-tile/repair: $2,000–$5,000
• Waterline spot repairs: $1,000–$2,000+

No obvious water loss at this time, but recommend recheck in one to 30 days to confirm.

The CYA level seems to be a little low and the clarity also seems to be low, clarity may be filter related still recommend treatments and or further testing ($125) to confirm.

Recommend a new float , float o ring (even though one skimmer is disabled?) new skimmer lids, weir door x1 ($500).

Also due to age and condition recommend updating the main drain covers x 2 + 1x 10” on side of pool wall ($200)

This unit has been maintained. Recommend a new tail , and to turn down the units pressure it’s 1000% currently ($105+).

Some water loss / vacuum breaker ? At valve seen over long period of time. Maybe raise this up some to resolve - $125-250+)

The pool light has obvious moisture inside the light lens. Recommend replacement for safety.

Light can ($600+ install $400).

The light is not turning on at this time, recommend can update ($600+ install $400).

2013. Due for service, cloudy water, recommend possible element replacement ($500) + internal parts ($200+) and service ($200+) included new liquid filled guage.

It appears to have a newer dry end - maybe 5 years old. Currenlty leaking from its return, and maybe more. Recommend service ($500+) to confirm / repair issue.

Recommend updating the hoses soon ($200+) otherwise working , some vibration likely due to be mounted ($100).

Working , same pump as a Superflo - recommend a new lid , new return , new return check low weight spring ($500+)

Leaking in multiple locations.

Heater
The heater is a 2010 unit, at or beyond its typical maximum life expectancy.
It has been repaired multiple times, showing it’s on its last leg.
It powers on, cycles through functions, blower runs (but starts slow, indicating age and due for replacement ~$600).
No major visible corrosion.
It does not fire/heat—the burner does not ignite despite blower and other components activating.
Replacement is likely recommended.
New like-model heater: ~$4,000.
Installation (plumbing, electrical, gas connections): ~$1,000.
Total: ~$5,000.
Unit is not currently bonded—recommend adding bonding for safety: ~$100.
Cost summary (this section only)
• Full heater replacement + install: ~$5,000
• Bonding addition: ~$100
• Blower replacement (if pursued separately): ~$600

Recommend updating the breakers to GFCI + conduit replacements / connections - many loose.

Otherwise without issue.

Due to the extend / age / condition of plumbing it may be wise to consider 3x 3 ways , 6x 2 ways and updated plumbing ($2.5k+) this would include all new , paint , label, and 95%+ uv mesh material from Amazon ($50)