Pool Surface (Plaster)
• Surface heavily worn
• Likely salt pool for most or large portion of its life
• Visible return burns from high chlorine output (salt cell or chemical dosing)
• Uniform wear pattern around returns shows balanced distribution
• Accelerated deterioration from salt and/or high chlorine conditions
• Surface in last 1% of life cycle
• Water quality suggests no current water loss (autofill not running excessively - cal hardness ideal - but low CYA which is a sign of issue =
• Confirm no loss with water chemistry retest in 1–30 days
• Resurfacing not required ASAP but very soon.
• Likely needed in next 1–24 months or less

Cost summary (this section only)
• Full resurfacing (when needed): $8,000–$14,000 (depending on pool size, finish, options)

Tile (Waterline)
• Waterline tiles in really good shape overall
• No major issues observed (no loose, missing, cracked, or popped tiles)
• Medium calcium buildup present; professional removal recommended: ~$550
• Mortar joints between tiles in pretty decent condition all the way around
• Installation quality appears high; good product used
• Inside skimmer throat at base: crack in mortar joint between skimmer and tile (likely age-related)
• Recommend repair due to location (tricky spot, potential for water intrusion): $500–$1,000
Cost summary (this section only)
• Calcium buildup removal: ~$550
• Skimmer throat mortar joint repair: $500–$1,000

Water Quality
• Visual appearance: seemingly perfect (clear water)
• Usable condition: needs minor adjustments and treatments for summer stability
• pH and total alkalinity: both high
• Cause of high pH/alkalinity: living organic matter (mild algae present, especially in shaded areas between tiles)
• Surface condition makes algae harder to spot, but evident in grout lines and shaded zones
• Recommend immediate water treatments (ASAP, not waiting 30 days) to eliminate algae, balance pH/alkalinity, and prevent summer issues
Cost summary (this section only)
• Water treatments + service to bring to tiptop condition: at least $375 (potentially more depending on exact products and scope)

Skimmer and Main Drains
• Single main drain in pool floor
• Two wall ports (likely one skimmer equalizer + one suction or additional equalizer)
• Water flow concentrated through limited ports (potentially only 1–2 effective)
• Current pump 1 HP single-speed, flowing 80–110 GPM (exceeds skimmer lid max rating of 55 GPM)
• Skimmer lid limits flow; consider half-HP or variable-speed pump for better match/safety/efficiency
• Skimmer original (chlorine wear visible), no major visible issues at this time
Skimmer component updates
• Recommend soon (next 1 year or less): weighted basket, new float, float O-ring, weir door, skimmer lid
• Parts + labor: ~$500
Main Drains
• Three main drain covers in pool (one floor, two wall)
• All due for safety update (anti-entrapment): ~$100 each installed = ~$300 total
• At next replaster, upgrade to channel (flat) drains instead of raised ones (easier for bottom cleaners to roll over)
• Channel drain upgrade per location (floor + wall): ~$1,000 each
Cost summary (this section only)
• Skimmer component updates (weighted basket, float, O-ring, weir door, lid): ~$500
• Main drain cover updates (3): ~$300
• Channel drain upgrades at replaster (2 locations): ~$2,000

Bottom Cleaner
• Current bottom cleaner: Zodiac MX series (suction-side)
• Low-quality opinion: high proprietary parts, high ongoing cost, least favorite model
• Doesn’t move at all (despite not looking too old)
• Known issue: palm kernels get stuck inside, halting movement
• Three palm trees directly overhead pool—constant debris problem
• Suction-side cleaners generally poor fit for palm tree environments
Recommendations
• Better suction-side alternative: The Pool Cleaner 4-Wheel ($500) + Pentair in-line leaf basket ($100) = ~$600 total
(Still suction-style, but more reliable and lower maintenance)
• Preferred long-term solution for palm trees: booster-pump driven Polaris Quattro pressure-side cleaner
◦ Cleaner: ~$1,000
◦ Booster pump + installation: ~$1,200
◦ Total: ~$2,200
◦ Pressure-side design far better at handling palm kernels/debris without stopping
• Any cleaner here has likely struggled with palm debris its whole life
Cost summary (this section only)
• Pool Cleaner 4-Wheel + in-line leaf basket: ~$600
• Polaris Quattro + booster pump + install: ~$2,200

Auto Fill
• Appears potentially in working condition upon very close inspection
• Float mechanism functional at time of check
• Can (housing) shows no obvious cracks overall
• Near connection point (float to nipple/female fitting): possible minor cracks suspected (hard to confirm visually)
• Recommend replacing auto fill float head for immediate reliability: ~$20 (part) + labor
• Can itself and connection likely due for full update/replacement ($1,500+)
• Ideal timing: during replastering to integrate properly and avoid future leaks
Cost summary (this section only)
• Float head replacement, leaking valve at house + labor: ~$200+
• Full auto fill can update/replacement (at replaster): $1,500+

Pool Light
• Halogen Pentair light, likely original to the pool
• Failed sometime ago (common in high-chlorine/salt pool environments)
• Not functioning at inspection
Replacement recommendation
• Comparable upgrade: Pentair Architectural Series LED color-changing 12V light
• Light can/fixture cost: $1,100–$1,400
• Installation (niche integration, wiring, seal): ~$400
• Total: ~$1,500–$1,800
• Cheaper models available, but this matches original quality/performance
Cost summary (this section only)
• Pentair Architectural Series LED color 12V + install: $1,500–$1,800
• Basic/cheaper replacement options: lower cost ($300+)

Filter
• Cartridge filter slightly newer than rest of equipment pad
• Estimated age: 10–15 years
• Heavily sun-beaten and weathered
• Pressure reads normal (not overly high), suggesting elements likely replaced in past year
• Immediate recommendation: replace pressure gauge with liquid-filled version (~$50)
• Service/replace cartridge elements in next 1–2 months or less (before and after chemical treatments): ~$100 each time
Cost summary (this section only)
• Pressure gauge replacement: ~$50
• Cartridge elements service/replacement (1–2x in next 1–2 months): ~$100 each

Filter Pump
• Motor runs fairly warm to hot in shade (bearings beginning to fail, excess heat buildup)
• Issue ongoing for some time; expected remaining life: 1–5 years (likely less due to age/condition)
• Leaking at return connection (trickles highly chlorinated water onto exposed metal bracket between motor and pump)
• Chlorinated water on bracket accelerates corrosion and shortens life
• Recommend immediate service /update return connection (may extend life.
• Suction-side connection should also be serviced
• Additional moisture spots possible but hard to confirm due to main leak
• Motor replacement likely needed in 1–5 years or less: ~$1,000 (motor) + ~$400 install
• Better option: full new variable-speed pump (e.g., Pentair SuperFlo VS)
◦ Pump cost: ~$1,100
◦ Install/programming: ~$800
◦ Total: ~$1,800
Cost summary (this section only)
• Return/suction connection service/update: not separately estimated (immediate need, likely $400-600+)
• Motor replacement + install: ~$1,400
• Full SuperFlo VS pump + install/programming: ~$1,800

Smaller pump - seller told me it doesn’t work. A replacement option that’s most ideal is a Pentair Superflo Vs = $1100 + avg labor $800 installed and programmed.

Working, but due for safety updates to GFCI = $300+ electrician labor $400

Consider changing the pool light switch to a smart wifi switch ($100+)

Non working. Recommend removal ($500+) or replacement ($1-2k+)

Valves, Fittings, and Plumbing
The equipment pad has a lot of blue glue plumbing, especially on the return side from the pump to the old solar connections. Since this is a salt pool, the blue glue joints are degrading over time. There are no leaks or immediate problems right now, but in the next 1 to 5 years—or possibly up to 10 years, though likely sooner—all the blue glue connections will need to be cut out and replaced, which would cost around $300 to $500.
It would be wiser to go ahead and update the entire above-ground valving and piping at that time for $1,000 to $1,500 or more. This would include repainting and re-labeling the equipment pad (around $300 extra), removing the old salt cell, and giving the system a fresh, clean setup. Doing the full update would improve efficiency by at least 5 to 10%, possibly up to 20%, thanks to reduced friction and better flow.
There are also some open exposed piping sections that appear to be unused suction lines. These should ideally be capped or connected into the main suction line to improve overall circulation and efficiency. Tapping them in and making the connections would add another $500 to $1,000 to the project.
Cost summary (this section only)
• Blue glue connection replacement: $300–$500
• Full above-ground valving/piping update + repaint/re-label + salt cell removal: $1,300–$1,800+
• Exposed piping cap/connect to suction: $500–$1,000

Valves, Fittings, and Plumbing
• Return side plumbing from pump to old solar connections uses blue glue (PVC cement)
• Salt pool history accelerates degradation of blue glue joints
• No immediate leaks or failures observed
• In next 1–5 years (likely less than 10), cut out and replace all blue glue connections: ~$300–$500
• Better long-term: full above-ground valving and piping update: $1,000–$1,500+
◦ Includes repainting and re-labeling equipment pad: ~$300+
◦ Removes old salt cell
◦ Improves efficiency by 5–20% (reduced friction, better flow)
• Open exposed piping present (likely unused suction lines)
• Recommend capping or connecting into main suction line for better circulation/efficiency
• Connecting/tapping in: additional $500–$1,000
Cost summary (this section only)
• Blue glue connection replacement: $300–$500
• Full above-ground valving/piping update + repaint/re-label + salt cell removal: $1,300–$1,800+
• Exposed piping cap/connect to suction: $500–$1,000