Pool Surface
The plaster surface is approximately 20 years old. It shows pitting on some step edges, especially in the deep end, along with spider and check cracking in the shallow end and step areas.
Overall, the surface has no major blemishes and likely has some remaining life — roughly 3 to 10 years depending on future water chemistry and maintenance.
The only areas of medium concern are the gaps forming where rocks meet the plaster, particularly on the southeast rock feature. These are small and likely cosmetic for now, but they could be the first points of water loss. At least 92% of the pool’s waterline is tiled before transitioning into rock.
Cost summary (this section only)
• No immediate costs required
• Future resurfacing (when needed): $10,000–$14,000 (estimated for this size)

Waterline Tile
The waterline tile is in good overall shape and appears to be approximately 20 years old. There is only minimal calcium buildup and no major wear. Slight wear is visible at the edges of the skimmer throat, but nothing substantial.
The water level is fairly high, making it tricky to fully view the back skimmer-to-tile connection. Small gaps are forming there and will likely need new mortar or sealant soon (less than $100 in product to resolve).
Where the rock meets the waterline tile on the southeast side of the pool, some gaps are forming in the mortar. This section will likely need attention in the next 1–10 years (probably less than $500).
On the waterfall area, some moisture is coming through the rock work, which is common for waterfalls as they are rarely 100% watertight. New mortar may be needed in the water basin areas in the next 1–10 years to waterproof it (less than $1,000).
All other rock work appears relatively nominal with no major issues.
Cost summary (this section only)
• Skimmer throat mortar/sealant: <$100
• Southeast rock-to-tile mortar repair: <$500
• Waterfall basin waterproofing/mortar: <$1,000

Also note that there is some calcium buildup present. It could likely be removed at the waterline for less than $600 if desired.

Water Quality
Calcium hardness is between 150–400 ppm (likely closer to 250 ppm). Cyanuric acid (CYA) levels are ideal, likely 30–50 ppm (closer to 50 ppm).
pH and alkalinity are slightly elevated, indicating organic matter growth. Some bouts of algae are visible, especially in shaded or initiated areas, underneath rocks, and around suction ports.
Chlorine levels are very high, which may be masking the algae. If chlorine were at more ideal levels, more algae would likely be visible.
Recommend algae treatments including phosphate removal and enzymes. Also consider slightly increasing CYA up to 75 ppm in preparation for summer.
Estimated cost for these treatments: ~$200 or less.
Cost summary (this section only)
• Algae, phosphate, and enzyme treatments + minor CYA adjustment: ~$200 or less

Main Drains
There are two main drain covers and likely two equalizer lines on the skimmer, for a total of four covers/grates.
All four are older than 20 years and should be updated for safety (anti-entrapment compliance). They are typically due for replacement every 5–7 years.
Replacement cost: ~$100 each installed (parts + labor).
Total for all four: ~$400.
Cost summary (this section only)
• Update all four main drain / equalizer covers: ~$400

Skimmer
There is one skimmer installed. It shows some chlorine wear, likely from using 3-inch chlorine tablets at some point.
It would be wise to update the following components: float, float O-ring, weir door, skimmer lid, and weighted basket.
All of these are due for replacement. Estimated cost, including parts and labor: $500 or less.
Cost summary (this section only)
• Skimmer components (float, O-ring, weir door, lid, weighted basket): ~$500 or less

Bottom Cleaner
The bottom cleaner is a Polaris 360. It appears to be in pretty good working condition for its age (approximately 1–3 years old) with no major issues.
The only minor recommendations are:
• Possibly a new tail (not strictly required, as the pool doesn’t seem to accumulate heavy debris and the cleaner is performing well).
• Updating one or two (or all three) swivels and possibly the wall adapter.
These small parts would bring it back to new condition for less than $105 total.
Cost summary (this section only)
• Swivels + wall adapter + possible tail: <$105

Auto Fill
The auto fill is a Fluidmaster model and is working properly with no major issues.
The only problem is a leaky threaded connection on the shut-off valve. This is in a tricky position and will require service (labor and parts) estimated at $250.
At the same time, it would be wise to update the float for better longevity (additional ~$125).
Also recommend evacuating/cleaning the fill canister during the service.
Cost summary (this section only)
• Shut-off valve leak repair + labor/parts: ~$250
• Float update (recommended): ~$125
• Total estimated: ~250-$375

Pool Light
The pool light has condensation inside the lens, indicating the light can (niche) is due for replacement.
Replacement options:
• Incandescent light can: $400–$700
• 12V LED upgrade: approximately the same cost ($400–$700)
Installation by a professional: ~$400.
Cost summary (this section only)
• Light can replacement + install: $800–$1,100 (incandescent or 12V LED)

Filter
This is an older filter, likely original to the pool.
The band, tank O-ring, filter element set, and pressure gauge may all need updating soon. There is a leak at the tank and relatively higher pressure.
The outer tank shell could easily be spray painted to help with longevity.
I estimate all updates (elements, O-ring, gauge, band, and paint) would cost less than $750.
In my opinion, a better long-term choice would be to replace it entirely. Good options include:
• Pentair TA 100 D sand filter
• Pentair TR 140 C (even better upgrade)
Those new filters would likely run between $1,500 and $3,500 installed, depending on options.
Cost summary (this section only)
• Current filter updates (elements, O-ring, gauge, band, paint): <$750
• New Pentair TA 100 D or TR 140 C filter + install: $1,500–$3,500

Filter Pump
The filter pump is a 2014 Pentair IntelliFlo i1. It is in ideal working condition for its age with no major issues.
The only minor recommendation is a new pump basket and lid O-ring in the near future.
Cost: less than $20 for parts, or less than $100 including service.
Cost summary (this section only)
• Pump basket + lid O-ring (parts): <$20
• With service: <$100

Board and Timer
The panel itself is in fair condition with some rust on the surface. The top can likely be removed with effort and repainted for less than $100.
At the same time, recommend updating the breakers to GFCI for the light, the variable-speed pump (Siemens GFCI), and the plug. All of this can be done for less than $350 in parts, plus the electrician may charge around $300 to install.
Cost summary (this section only)
• Repaint panel top: <$100
• GFCI breakers + installation: ~$650 ($350 parts + $300 labor)

Equipment Pad
The pool equipment pad is due for maintenance to extend its life.
Recommend repainting, re-labeling all lines and valves for clarity, and covering it from the sun with UV-blocking mesh (95% shade, available on Amazon for less than $50).
Total estimated cost for repainting, re-labeling, and UV mesh (including parts and labor): around $350.
Cost summary (this section only)
• Repaint, re-label, and UV mesh: ~$350

The three-way valve that currently controls the flow for the bottom cleaner (immediately after the pump) should be removed and relocated to the old solar valve position.
The current setup only allows down to 100-micron filtration, which is less than ideal. Moving it to the return side of the filter would allow down to 10-micron cleaning for much better performance.
Estimated cost to perform this relocation and add proper bottom cleaner functionality: $500 or less.
Cost summary (this section only)
• Relocate three-way valve for improved bottom cleaner filtration: ~$500 or less