Pool Surface
The surface is split into three separate bodies. We’ll start with the lower basin.
Lower Basin
The lower basin does not have any waterline tile. This has caused the plaster, when exposed to prolonged events of hot temperatures or cold temperatures, to begin to crack, which is expected. Approximately 6 to 12 inches down in different parts of the border area. Likely a better solution here might be to consider redoing with tile in the future, which might cost $1,000 to $3,000 to do that.
The lower basin also has an unusual calcium formation building up on it, common with spillover features exposed to the sun, which this is. But likely the real reason behind the calcium fissures, especially in such a concentrated area as the corners, is because there is some minor separation occurring again from water wear over the tiles and it might be seeping behind and saturating the gunite and plaster underneath. So it is likely that they attempted to repair this at one time in the recent past as the spillover tiles surface top tiles are new and the lower tiles below it are likely newer than the tiles to the right of it, which is a different color and different size and also matching the pool tile and attempting to likely Band-Aid something that requires a complete section redo on this area. This is further exacerbated by the fact that it appears when they shot this, they may have raised the bond beam up and an essential gap was filled in with non-waterproof material. So the eventual solution will likely require a re-tile and redo of this general area, which can only be determined after opening it up and therefore an estimate for those services will not be on this report, but a general ballpark might be $5,000 to $15,000 depending on issues present. $5,000 would be just a complete re-tile, which is what was likely done in the recent past, up to $15,000 would likely be to redo the spillover section, which again by looking at surrounding features like even the concrete coping, hearing it being hollow, leaving this to prolong is likely accelerating additional issues present. Recommend to correct currently right away.
Main Pool
The main pool, the second body, seems to be in really good shape for its age. I don’t see any major issues. I do see wear between tiles on the steps, which is also showing me that the surface is likely over 25 years. These gaps that are forming are allowing organic matter to likely grow inside of, and I would recommend resurfacing here in the next 1 to 10 years. Furthermore, in the main pool, the surface appears to have a brown tint that might just be from minerals in the water, but it also has a blue tint likely from high copper usage, which is less than ideal for heaters, but also less than ideal for surfaces. This blue tint is indicating again that copper has been used for prolonged periods of time and is likely going to cause discoloration. Also found in the main body are two rust-colored stains on the north east side of the curve to meet. These look to be potential rebar issues. Worst case when a $2,000 to correct these at time of resurfacing depending on severity and cause. Otherwise this main pool surface in general could potentially have another 10 years of life if addressing the step tiles with minor attention with patchwork and what not to allow the surface to continue.
Spa
The spa also looks to be in really good shape for its age. No major issues seen. Again, we do see the significant blue tint from over usage of copper, but we are starting to see foundational issues occurring on the south east side of the spa. Could be from settling, especially prolonged water loss like we’re seeing at the spillover, which within caused the entire pool shell and apparatus to settle slightly because we are seeing this in the concrete coping separating and I do detect potentially a few millimeters deeper on the south east side of the pool versus the south west side. You can see this in the spillover as the spillover is not even. Sometimes that’s just simply a construction defect, but when we’re seeing foundational structure issues in the spa, this could be complementing one another and giving us the signal that there may be additional issues present. Also in the spa, I do see what appeared to be at least 5 mm gaps forming and cracks in the bottom portion southeast corner of the spa seating down to the calf and foot area. Just this alone would likely require a redo and restructure of the spa, which might range up to $5,000 but coupled with resurfacing would be a better value. Again, the surface overall is pretty old condition. Exposed areas in the spa show me that the surface is coming off. It is likely coming off in the frequency that is higher and clogging up the filter, causing those additional issues right now. When I rub my hand against it, I’m getting at least 5 to 10 pebbles off of the surface just from touching. So I’m gonna change my determination on the surface going from 1 to 10 years probably down to 1 to 3 years.
Cost summary (this section only)
• Lower basin re-tile/redo: $1,000–$3,000 (re-tile) to $5,000–$15,000 (full spillover section redo)
• Main pool resurfacing (when needed): $10,000–$14,000
• Spa restructure + resurfacing: up to $5,000+ (coupled with main pool resurfacing for better value)
• Spot rebar repairs (if needed): $2,000 (worst case)

Tile
Lower Basin Spillover Tile
The top tile has been updated. The middle spillover tile has been updated in the past 10 years as well, but we are seeing mortar missing, mostly on edges or in between some of the main tiles. I also hear hollow spots forming in random locations, especially where the spillover tile meets the lower tile. One specific issue that I see right off the bat is on the west side of the spillover tile. I do see moisture coming through the tile without it spilling over the top, generally an indicator of issue. But the main issues I’m seeing are the calcium fissure signals that water is saturating behind and gaps forming and moisture seen at the bottoms of the spillover center area and up underneath the lip. If you look up underneath, you can see gaps, especially at the corner and calcium forming, indicating that it will likely require a more substantial repair than what was done in the recent past. This is a difficult estimate. It was alluded to a cost in the surface area, but in general redoing this will only be known the real cost once opening it up to see the extent of the moisture damage. But again I believe I mentioned $5,000 to $15,000 and up once issues are discovered.
Waterline Tile and Outside Wall Tile of the Pool
Overall nothing substantial in the waterline tile because of its age, though I would expect more calcium buildup, but there’s very little so they likely removed any calcium. There’s very little on it right now, but nothing substantial. I do see some gaps forming in the skimmer at the edges, only their corners if you will at the skimmer throat and some very minor gaps present between the skimmer and the tile at its face. I also see one tile split in half on the south east throat opening, generally indicating pressure or issue or movement. To repair this area, just this north skimmer area, I would anticipate someone charging $500 to $1,500 to open it up, waterproof it and reseal it, which it is likely going to be required now versus later.
Spa Spillover
There’s a lot of gaps here, some moisture seen but definitely issues present. This is more noticeable on the actual spillover inside the spa itself where we’re seeing tiles loose or off and gaps forming. Both spillovers will need attention, likely $1,000 to $2,000 for just this area. Plus there’s loose tiles in the spa. It feels as if it might be more than just the spillover. It might require another $1,000 to $2,000 in waterline tile in the spa work.
Southeast Skimmer
It appears to have been updated at its skimmer to tile connection at some time in the recent past with a different colored mortar, more of a waterproof mortar, but I am seeing some similar movement on the southeast corner of the skimmer throat indicating this too will also need some attention and waterproofing. The same can be seen on the west side. I also hear hollow tiles around that skimmer as well. Going over to the spillover, which is all indicative of my initial assessment that water is penetrating through the waterproof barriers and behind into the gunite as I mentioned in the surface section. The south skimmer will likely need the same service work as the north skimmer. I mentioned $500 to $1,500 as well for this.
Cost summary (this section only)
• Lower basin spillover re-tile/redo: $5,000–$15,000+
• North skimmer area repair/waterproofing: $500–$1,500
• Spa spillover and loose tiles: $1,000–$4,000
• Southeast/West skimmer attention: $500–$1,500

Water Quality
The water quality shows that the calcium hardness level is relatively low (between 100-250) and the cyanuric acid levels are low (less than 20-30). These generally indicate water loss is present, which we are seeing, especially since the spillover is functioning.
The other items on the water quality are: pH is relatively high at 7.6 while the alkalinity is relatively low at around 20 to 40. There is seemingly no free chlorine present, but there is total chlorine present.
I would recommend algae treatments, other than Cool RX, to help reduce the organic matter present, including phosphate removers, and water quality adjustments, which would likely include increasing cyanuric acid level and potentially increasing the calcium hardness level, lowering the pH and slightly increasing the alkalinity. Less than $200 - $300 in chemical maintenance.
Cost summary (this section only)
• Algae treatments, phosphate removers, and water quality adjustments: $200–$300

Main Drains
There are six main drains in the lower basin, three in the main pool, and two in the spa.
All of them, due to age and condition, should be updated for safety to prevent a hazard.
I would expect the cost of an average $100 each cover to be installed new including parts and labor. Or at time of next replaster these can be modified to be channel style drains which are beneficial to bottom cleaners instead.
Either way that is the cost for replacing and updating these covers which is needed now or could just be done at the next replaster stage.
Cost summary (this section only)
• Update all main drain covers (11 total): ~$1,100
• Channel drain modification at replaster: additional cost (not estimated)

Skimmer
There are two skimmers. Both skimmers appear to have all original parts present or at least updated in the past five years or so.
Either way, recommend a new float, float O-ring, potentially a new weir door because the foam is disintegrating, and a weighted basket that’s the correct size on the south skimmer along with a new skimmer lid. This one is completely decomposing. It is 22 years old with obvious signs of black algae present. Skimmer, and that could likely all those parts be updated for $500 or less on that south skimmer.
Similar on the north skimmer. Same concept. All these parts are present. Recommend the same parts for the north skimmer as well even though the lid is in better condition on the north skimmer because it is one year newer, but either way, recommend updates.
Cost summary (this section only)
• Skimmer component updates for both: <$500 per skimmer (total <$1,000)

Bottom Cleaner
The bottom cleaner is relatively new, less than 1 to 3 years old. It just needs a new hose sponge, wall adapter, adjustments and maybe a few updated parts and adjustments, but otherwise it is in working condition. Less than $105 in repairs.
Cost summary (this section only)
• Hose sponge and minor parts/adjustments: <$105

Auto Fill
The auto fill is located in the lower basin. It is done for some reason inside of the pool instead of outside of the pool. This is unusual, but it is working at this time.
The only thing I would update is the float. Recommend updating the float for less than $125-$250 with parts and labor. The float itself is only $20-$30.
Cost summary (this section only)
• Float update (parts and labor): $125–$250

Pool Lights
There are two pool lights. They both appear to be standard incandescent 10 inch pool lights.
The north light has obvious water present inside the light lens filling up the light can itself making it extremely dangerous. The other light on the east side has clear condensation present inside the light lens and should be updated as well.
Each light cost $300-$1200 new depending on options and sourcing and installation is typically $400 each light.
For the lowest cost light at $300 + installation $400 that would be $700 × 2 so $1,400 would be the minimum and you know what the maximum would be.
Cost summary (this section only)
• Replacement of both lights + install: $1,400 minimum (up to $3,200 maximum)

Spa Light
The spa has one light. This light appears to have some condensation and it’s noticeably very very old and or has a lot of unbonded issues. Either way the light is also due to be updated for safety. Recommend a new light can at around $300 up to $1,100 including installation would be $400 for this one spa light.
Cost summary (this section only)
• Spa light replacement + install: $700–$1,500 (depending on options)

Filter
This appears to be an original filter so it’s been through a lot. Filter pressure reads around 2 psi when the pump is off, indicating the pressure gauge might be inaccurate. Therefore recommend a $50 pressure gauge, liquid filled preferably.
Additionally this filter pressure is running high, seen at around 30 psi when pump is running at full speed, generally indicating that the filter elements are due to be updated and or replaced. This filter element set is likely around $300 to $500 for OEM.
On top of that the band itself is showing a lot of signs of rust and wear. It could just be potentially wire brushed and repainted, but if this band is original, it might be becoming warped overtime and may require a $200 band in the near future.
On top of that the filter itself is heavily sun beaten and damaged with various assortment of high-pressure water and sun exposure. Fiberglass is coming off and just overall I would not anticipate this filter lasting longer than another 10 years max, likely less than three before a new filter will be required. A new filter is $800 to $2,000 to give you an idea for the cost.
Also note that initial service will be required to confirm elements condition. Initial service may be $150 to clean and service filter, including the tank O-ring.
Cost summary (this section only)
• New pressure gauge: $50
• Filter element set replacement: $300–$500
• Band replacement (if needed): ~$200
• Initial service (cleaning + tank O-ring): $150
• New filter + install (when required): $800–$2,000

Filter Pump
The filter pump is one of my favorites, the IntelliFlo 2. It is in relatively newer condition, 5 to 7 years old, and heavily sun exposed, but has much more remaining life on it.
The only issue I can complain about is the pump lid O-ring is due for service and the drain plug O-ring is due for service. Recommend that ASAP. Otherwise it is in ideal working condition.
Cost summary (this section only)
• Pump lid O-ring and drain plug O-ring service: $50 (minor cost)

Booster Pump
The booster pump present is in good condition. It was likely replaced around the same time as the filter pump, approximately 5 to 7 years ago, maybe a little less. Either way this pump is in working condition.
Overall the only complaint I have is that the hoses are starting to become sunburned and can likely be updated to hard plumbing for longevity at around $400, but that is not required. That is just recommended and there’s no issues with it at this time that required.
Cost summary (this section only)
• Hard plumbing upgrade for hoses: ~$400 (recommended, not required)

Spa Jet Pump
The spa jet pump is fine, but as I mentioned the lid O-ring is due to be serviced.
The two two-way valves in front of the pump and the two three-way valves behind the pump all appear to be leaking and are needing service. Worst case will say around $300 each valve for new guts and service, making a $900 total plus the lid O-ring for the pump.
Cost summary (this section only)
• Lid O-ring service: minimal cost
• Valve service (four valves, new guts): ~$900 total

Without issue. Near new. Recommend mounting into the ground ($300) only because it knocks the weight off the display cover to hold it down.

Heater
This heater is likely original and over 22 years old. I am very surprised that it turned on, fired, and had no issues heating for approximately 20 minutes without issue. In my opinion it is a miracle.
It is likely this heater will expire in the next 1 to 2 years of use. A replacement heater is around $4,000 to $6,000 installed for a gas heater like this one, but there are no issues with it at this time.
Cost summary (this section only)
• Replacement heater installed: $4,000–$6,000

Board and Timer
The board and timer is in great working condition for its age. It does not appear to be any major damage or issues seen.
The only issue I can complain about is updating the variable speed breaker to GFCI and the plug to GFCI and ideally the light breaker to GFCI. This might be around $300 in parts and electrician might charge $300 to $400.
Cost summary (this section only)
• GFCI breaker updates + electrician: $600–$700

Deck Jets
The deck jets for some reason were turned off. I did turn them on, but did not find them to be functioning perfectly. Might be why they are off. Recommend service to confirm $200.
Cost summary (this section only)
• Deck jets service: ~$200

Valves and Fittings
It appears that everything here is all original except for two check valves. Otherwise everything is original.
I am hearing air on the suction side valve for the pump and there appears to be six total three-way valves. I would recommend service on all of them, which would likely include replacing the guts due to age and condition, which will likely be around $100 each valve for OEM high-quality version.
The other valves are two two-way valves. There’s two Jandy two-ways and two smaller two-ways. It might be wise to just cut out the older two-ways and replace them around $500 for those two total. And then the other two are older Jandy two-ways. It might just be easier and cost-effective to just cut those out as well at around $500 and put those new.
On top of that, the three actuators present are all equally aged and due to be updated very soon and likely in the next 1 to 24 months. Each actuator is around $250 installed × 3.
Otherwise recommend repainting and re-labeling the equipment pad at around $300 as well and then covering from the sun using the UV mesh ASAP for around $50.
Cost summary (this section only)
• Service/replace guts on six three-way valves: ~$600
• Replace two smaller two-way valves: ~$500
• Replace two Jandy two-way valves: ~$500
• Three actuators replacement: ~$750
• Repaint and re-label pad: ~$300
• UV mesh cover: ~$50