Needs very minor adjustments to self close and self latch when opened 20%

Pool & Spa Surface (Plaster)
• Spa shows early signs of delamination around the entire top step
• Blemishes around 4–5 return jet heads indicate surface compromise
• Spa likely has 1–5 years remaining before major failure
• Pool has 30–50 blemishes and unusual wear markings throughout
• Heavy chlorine damage + tree droppings causing discoloration
• Pool plaster over 15 years old (likely 15–25 years range)
• Pool in slightly better condition than spa, but similar overall wear
• Small cracks on west side lip edge (common with this design)
• Lip edge cracks repairable for <$500 in next 5 years
• Spa likely needs replaster in 1–5 years
• Pool may last another 5–15 years with good maintenance
Cost summary (this section only)
• Immediate pool lip edge crack repair: <$500
• Spa-only replaster (in 1–5 years): ~$2,500
• Full pool & spa replaster (together): $10,000–$13,000

Tile (Waterline and Spa Spillover)
• Waterline tile around majority (~half) of pool & spa in fair condition
• No visible gaps forming in waterline tile or stone
• Waterline stone (slate) not ideal for waterproofing; under stress in spa spillover area
• Between concrete coping stones and tile in spillover: no effective waterproofing present
• Spa spillover area needs attention in next 1–24 months (possibly sooner) to restore waterproofing
• Re-waterproofing spillover + potential slate replacement around spa: $1,000 or less (likely closer to this)
• Full replacement of slate stone on spillover: up to $3,000–$5,000 if extensive
• Raised wall stone (should be waterproofed): minor mortar additions <$1,000 or full update/replacement with waterproof material <$3,000
Cost summary (this section only)
• Spa spillover re-waterproofing: ~$1,000 or less
• Full slate replacement on spillover: $3,000–$5,000
• Raised wall mortar/repair: <$1,000
• Raised wall full update/replacement: <$3,000

Water Quality
• Visual clarity: good
• Usable condition: poor (unsafe for swimming)
• pH and total alkalinity: both high
• Free chlorine: very high (likely skewing other readings)
• Calcium hardness: estimated 200–400 ppm
• Cyanuric acid (CYA): low
• Recommend full chemical balancing to correct pH, alkalinity, chlorine, hardness, and CYA
Cost summary (this section only)
• Chemical balancing: ~$100
• Phosphate treatment: ~$100

Main Drains
• Two main drains in the pool floor
• Four smaller wall drains in the spa
• Total: six drains
• All due for update to meet current safety/compliance standards (anti-entrapment)
• Pool main drains appear VGBA-compliant with new covers only
• Recommend replacing all six covers/grates: ~$100 each
• Total cost: ~$600
Cost summary (this section only)
• Update/replace all six drain covers: ~$600

Spa Main Drains
• Three main drain covers in the spa: one larger, two smaller
• All three due for update to meet current safety/compliance standards (anti-entrapment)
• Recommend replacing all three covers/grates: ~$100 each
• Total cost: ~$300
Cost summary (this section only)
• Update/replace all three spa drain covers: ~$300

Skimmer
• Heavily chlorine-damaged/abused
• At time of replastering, wise to update/replace entire skimmer for compatibility and seals
• Replacement cost during resurfacing: ~$1,500 or more
• In the meantime, update components: float, float O-ring, weir door, weighted basket
• Component updates: ~$400
Cost summary (this section only)
• Skimmer component replacements (float, O-ring, weir door, basket): ~$400
• Full skimmer update/replacement (at replastering): ~$1,500+

Working, recommend minor updates ; tail, adding a swivel, etc. unit is newer - less than 1 or 2 years old.

Working without issue, recommend minor clean out of can ($20) otherwise newer float and working.

Pool Lights
• Two Hayward pool lights present
• Both appear relatively recent (not very old)
• Condensation visible inside each light lens (indicating seal failure)
• Should be updated/replaced for safety (risk of water intrusion and electrical issues)
• Both are standard 10-inch can style
• Replacement per light: ~$600 for new can/fixture + ~$400 labor = ~$1,000 each
• Total for both: ~$2,000
Cost summary (this section only)
• Replacement of both pool lights + labor: ~$2,000

Spa Light
• Standard smaller 6-inch light
• Condensation visible inside the lens (seal failure)
• Should be updated/replaced for safety (risk of water intrusion/electrical issues)
• Replacement: ~$550 for new can/fixture + ~$400 labor = ~$950 total
Cost summary (this section only)
• Spa light replacement + labor: ~$950

Filter
• Older cartridge filter, likely original (10–15 years old)
• Metal band has some rust; recommend painting for longevity
• Pressure reads nominal, no leaks present
• Elements not due for immediate cleaning, but service/replace in next 1–2 months: ~$105
• Pressure gauge is aged; likely inaccurate—recommend replacing anyway: ~$50
• Overall no major issues at this time
Cost summary (this section only)
• Cartridge elements service/replacement (in 1–2 months): ~$105
• Pressure gauge replacement: ~$50

Working. Chlorine burn in pump basket - recommend new basket and lid o ring ($100). Otherwise newer without issue.

Spa Jet Pump
• Large horsepower motor on 2-inch pipe
• Oversized for application (small jets section), mild safety concern
• Motor grinding and hot to touch
• Expected remaining life: 1–2 years max
• Motor needs replacement in next 1–24 months
• Recommend variable-speed motor for proper flow/safety
Additional:
• Slight leak from lid O-ring and possibly suction union
• Service/replace both now required: ~$100
Cost summary (this section only)
• Variable-speed motor + install/programming: ~$1,000–$1,800
(Motor ~$1,000; full variable-speed pump ~$1,000; labor ~$800)
• Lid O-ring + suction union service: ~$100

Waterfall Pump
• Leaking from drain plug
• Unable to prime (possible causes: leaking union, lid O-ring, or cracked pump housing preventing suction)
• Pump in worst condition overall—aged and failing
• Replacement recommended now (best long-term option)
Cost summary (this section only)
• New pump + installation/programming: ~$1,000–$1,800
• Energy bowl update (at same time): ~$400 extra

Heater
• Heater is older (likely 10–15+ years)
• Surprising it fired/turned on initially
• Shuts off after ~30 seconds (common failure mode in aging units)
• High chlorine levels from water quality issues likely contributed to internal damage (“smoked”)
• Replacement recommended due to age and failure symptoms
• New 400,000 BTU heater: ~$4,000
• Installation, programming, gas/plumbing/electrical connections: ~$1,000
• Removal/disposal of old unit: ~$500
• Total estimated: ~$5,500
Cost summary (this section only)
• Full heater replacement + install + disposal: ~$5,500

Boarding Timer (Electrical Panel)
• Panel appears in good overall condition
• Timers and setup functional
• No visible issues with wiring or mounting
• Lacks GFCI protection on variable-speed pumps and plug breakers
• Recommend upgrading breakers to GFCI for safety and code compliance
Cost summary (this section only)
• GFCI breaker upgrade (pumps + plugs) including labor and parts: ~$700

A great option - ozone - recommend updates to get it working ($1000+)

Salt System
• Likely contributing to heater failure (high salt/chlorine exposure over time)
• System updated 3–5 years ago, but overall older than 7 years
• Salt cell due for replacement: ~$1,000
• Service (minor parts, startup, calibration): ~$500
• Additional salt needed to rebalance: ~$500
Cost summary (this section only)
• Salt cell replacement: ~$1,000
• Service/minor parts: ~$500
• Salt addition: ~$500
• Total potential: ~$2,000

Valves and Fittings
• Equipment pad has older, salt-damaged valving
• Some valves updated in past 5 years; no major leaks present
• Older check valves (at least 2–3) need replacement in next 1–10 years
• If continuing salt system, add check valve(s) per line: ~$300 each (est. $900 total for 3)
• Re-plumb required around filter for bottom cleaner: ~$1,000 or less
• Full pad re-plumb recommended in next 10 years: 6 Jandy-style 3-way valves + 2–2-way valves
◦ Each valve ~$300 installed
◦ Labor + parts for full re-plumb: ~$500
◦ Total full re-plumb: ~$2,300–$3,000
• In meantime, paint and label equipment pad (includes UV protection): <$200
Immediate needs
• Bottom cleaner re-plumb: ~$1,000
• Paint/label pad: <$200
• Total required now: ~$1,200–$1,300
Cost summary (this section only)
• Immediate (bottom cleaner plumb + paint/label): ~$1,200–$1,300
• Check valve replacements (if salt continued): ~$900
• Full pad re-plumb (in 1–10 years): ~$2,300–$3,000