Loose Mesh latch,

And missing fence paneling at north side of pool.

Pool Surface (Plaster)
• Surface worn, estimated 22–28 years old
• Heavy chlorine wear throughout
• Overall fair condition, leaning poor due to extensive surface roughness
• Coarse texture promotes algae growth (fair amount present, including potential black algae)
• Microscopic pits and wear create ideal spots for organic matter/algae to embed
• Many rust-colored stains: most appear surface-level (medium brown)
• At least 20 darker rust stains in deep end; two substantial dark ones close together (<6 inches apart) most likely rebar-related
• Re-plaster recommended sooner than later (next 1–5 years or less)
Cost summary (this section only)
• Standard replaster (pool this size): $8,000–$13,000
• Additional rebar-related repairs (if confirmed during demo): $5,000–$10,000 possible
• Targeted repair for the two substantial deep-end stains (if rebar): ~$1,000 extra on top of replaster
Full assessment of deeper rust stains/rebar exposure only possible once plaster is removed during resurfacing.

Tile (Waterline and Related Areas)
• Waterline tile original, in fair overall condition
• Some wear visible at waterline; expect need for new mortar in 1–5 years
• Mortar repair cost (if done alone): ~$1,000
• Targeted repairs: underneath waterfall spillover, 1–2 blemishes at step-up corner to raised platform, chipping tile at bottom of skimmer throat (possible water loss from excess flow), east skimmer corner wear (potential roots or tile mesh exposure)
• Combined mortar + targeted repairs best value: $1,500–$2,500
• Water stop (expansion joint) between concrete and tile failing/coming loose in several spots (worst on north and east sides)
• Redo water stop with new mastic (remove old): $1,000–$2,000
• Minimal calcium buildup present; professional removal to clean tile: ~$600
• After cleaning, ideal time to do new mortar
• Full re-tile entire pool (new tile): $1,500–$2,500+
• Raised wall re-tile (if pursued): additional ~$500
Cost summary (this section only)
• Calcium removal: ~$600
• Mortar + targeted repairs (spillover, steps, skimmer throat): $1,500–$2,500
• Water stop redo with mastic: $1,000–$2,000
• Full pool re-tile: $1,500–$2,500+
• Raised wall re-tile: ~$500

Some settling seen on concrete path around north side of pool especially but also throughout in some areas = causing some minor gapping to occur = thus the need for new mastic soon.

Water Quality
• Overall condition: poor
• Algae present throughout pool (both shaded and non-shaded sides)
• Chlorine very high, yet algae prolific (clear sign of resistant strain)
• Cyanuric acid (CYA) already very high, limiting chlorine effectiveness
• Substantial treatments needed to address green/black algae
Recommendations
• With resurfacing likely soon, consider waiting to drain/clean/refill during that work (most efficient long-term)
• In meantime, aggressive water treatments (shock, algaecide, clarifier, etc.) to attempt control: $500–$850+
Cost summary (this section only)
• Interim water treatments (algae removal): $500–$850+
• Drain/clean/refill (if done separately): not estimated here (likely higher; defer to resurfacing timing)

Skimmer
• Due for component updates: float, float O-ring, weir door, weighted basket, and skimmer lid
• These replacements will improve function and prevent debris issues
• Total cost for parts and service: ~$500
• No other skimmer-specific issues noted (additional concerns referenced in Tile section)
Cost summary (this section only)
• Skimmer component replacements (float, O-ring, weir door, basket, lid): ~$500

Main Drains
• Four main drain covers present
• Two for the waterfall
• Two for the filter pump
• All four due for update to meet current safety/compliance standards (anti-entrapment)
• Recommend replacing all four covers/grates: ~$100 each installed
• Total cost: ~$400
Cost summary (this section only)
• Update/replace all four main drain covers: ~$400

Bottom Cleaner
• Current bottom cleaner is older, low-quality model (cheap and generally unreliable)
• Has been updated recently (likely with ~$200 rebuild kit), so some life remains but not much / broken flap etc
• Not recommended for long-term use—personally would discard it immediately
• Better replacement: The Pool Cleaner 4-Wheel (~$500)
• Add Pentair in-line leaf basket for better debris handling and low maintenance (~$100)
• This combo provides superior reliability, easier upkeep, and better performance
Cost summary (this section only)
• The Pool Cleaner 4-Wheel + Pentair in-line leaf basket: ~$600

Recommend adding a flow reducer / anti cavitation - when turning off fast, slams the water inside the pipes / home ($125-250+) - otherwise without issue at this time.

Pool Light
• Pool light not turning on (non-functional at inspection)
• Type unclear (appears LED or similar; hard to confirm inside)
• Mounted with single screw into what looks like standard can size; outer plastic likely protective cover
• Small chance (~5%) it’s an unusually large can size
• Minor condensation visible (<10%), but primary issue is failure to operate
• Replacement recommended regardless (non-working + age/condition)
Replacement options
• New incandescent light: ~$500 (fixture/can) + ~$400 install = ~$900 total
• New white LED light: ~$700 + ~$400 install = ~$1,100 total
• New color-changing LED: ~$1,100 + ~$400 install = ~$1,500 total
Recommendation
• Replace with incandescent for cost/reliability (~$900 total)
Cost summary (this section only)
• Pool light replacement + install (incandescent recommended): ~$900
• White LED alternative: ~$1,100
• Color LED alternative: ~$1,500

Filter
• Likely original cartridge filter, heavily sun-beaten and in poor physical condition
• Expected remaining life: no more than another 10 years
• Pressure gauge aged; recommend updating to nice liquid-filled version: ~$50
• Current pressure high (~22 psi at 2500 RPM pump speed), indicating dirty or overdue elements
• Elements due for replacement: ~$400
• Full set of tank O-rings recommended (typically every 2–5 years): ~$200 if not recent
• No current leaks (may have been serviced recently)
• Service/labor for element + O-ring replacement: ~$150
Cost summary (this section only)
• Pressure gauge replacement: ~$50
• Cartridge elements replacement: ~$400
• Tank O-rings (if needed): ~$200
• Service/labor: ~$150
• Total potential (elements + O-rings + labor + gauge): ~$800

Filter Pump
• 2014 model, showing obvious distress in motor
• Failing due to prolonged heat and salt exposure
• Metal components in decomposed state; likely to leak in next 1–24 months
• Estimated remaining life: no more than 3 years before major failure
• Pump is obsolete—no viable rebuild/repair options
• Current operation: no leaks or other immediate issues observed
Replacement recommendation
• New equivalent: Pentair IntelliFlo 3 HP (updated version of original)
• Pump cost: ~$2,100
• Installation (plumbing, electrical, alignment): ~$900
• Total: ~$3,000
Cost summary (this section only)
• New Pentair IntelliFlo 3 HP + install: ~$3,000
(Cheaper alternatives available, but this matches original quality/performance)

Waterfall Pump
• Works very well for its age other than a small leak at return union, can be a simple fix with lube ($50) or a new connection ($300+ not likely).
• Motor shows significant wear, likely from direct sun exposure
• Appears serviced in past few years (metal screw protruding from motor cover—possible recent capacitor replacement)
• Currently minimal vibration or issues observed
• Hayward NorthStar model in this size is obsolete
• Recommend replacement at time of next issue/failure (hopefully years away)
Cost summary (this section only)
• Replacement (when needed): not estimated here (similar to other pumps: ~$1,000–$1,800 including install/programming)

Board and Timer
• Older original electrical board/box
• Significant rust present on exterior and interior
• Overall in workable condition (functional at inspection)
• Due for breaker upgrade to GFCI for safety/code compliance
• Recommend also updating switches and adding/replacing GFCI plug on exterior of panel for extra safety layer
• Electrician upgrade (GFCI breakers + switches/plug): ~$300 parts + ~$350 labor = ~$650–$700 total
Cost summary (this section only)
• Full GFCI breaker/switch/plug upgrade + electrician labor: ~$700

Solar Controller Automation
• Appears in working condition overall
• LED indicators on panel are functioning
• Likely needs replacement parts: new water sensor, roof/solar panel sensor, and actuator
• Parts + installation/labor: ~$500 total
Additional recommendation
• Standard solar sensor extension limited to first 10 feet
• More reliable option: full extension wiring all the way to roof level (~$300–$400 extra)
Cost summary (this section only)
• Water sensor + roof/solar sensor + actuator + install: ~$500
• Full roof-level sensor wiring extension: $300–$400

Salt System / Salt Cell
• Salt cell is older and likely no longer functioning
• Flow sensor appears to still be working
• Replacement options:
◦ New salt cell: ~$900 (parts) + ~$100 or less (minor installation) = ~$1,000 total
◦ Full new salt system (if desired or if other components fail): ~$2,000 installed
Cost summary (this section only)
• New salt cell + installation: ~$1,000
• Full new salt system installation (worst case): ~$2,000

Valves and Fittings
• Entire equipment pad exposed to direct UV (especially afternoon sun)
• Low-cost lattice structure in place but insufficient protection
• Recommend adding 90–95% UV-blocking mesh (Amazon, ~$50) to shield plumbing/valves
• Repaint and re-label equipment pad for UV protection and identification: ~$300
• All plumbing older but currently leak-free
• Likely needs full update in next 10 years (new valving, check valves, fresh plumbing): $1,000–$2,000
• Old check valve present—should be removed/replaced ASAP (included in future update scope)
• No immediate leaks or failures; current needs limited to UV protection, paint, and labeling
Cost summary (this section only)
• UV mesh (90–95% blocking): ~$50
• Repaint + re-label pad: ~$300
• Total immediate: ~$350
• Full plumbing/valving/check valve update (in 10 years): $1,000–$2,000