Pool Surface
The surface is plaster. It’s a medium Tahoe blue. Overall the surface appears to be approximately 28 years old. Typically plaster surfaces last up to 30 years. This surface on the west side of the pool has approx 11 rebar bleed through stains. They are all on the bottom and corners of the pool again on the west side. These stains also have check cracking around them, indicating that they are causing issue to the surface itself. But overall there are no additional structure cracks seen except for ones emanating from the blemishes themselves. All are less than 3 to 6 inches outside of the blemish. At time of next replaster, which could potentially be up to an additional 1-10 years if leaks don’t develop but that is likely occuring now / soon, these rebar issues will need to be redone correctly by opening these blemishes up, repairing them and resealing them. At that time it would be a better estimation on cost, but in general I would anticipate $5,000 to $10,000 potentially up to $15,000 extra at the next replastering stage on top of the plastering cost. For a pool this size would likely run $10,000 to $15,000 depending on issues present which again because these issues appear to be localized would likely be at the lower end of that number estimate range.
There’s additional issues like where the northwest stair rail is into the plaster causing additional issues. This one in particular may require re-waterproofing in the near future just because of the nature of its issue. This may cost $500 to $1,000 but at time of replaster likely can be easily solved. Additionally, in the south west bottom there is some check cracking seen, but again this is likely localized to this area and not spread throughout. The plaster definitely has wear present otherwise and I would estimate we are down to the last 25% of its lifecycle on the east side. There are a lot of rust stains that appeared to just simply be a piece of metal that dropped in and on the surface and stayed and stained over a period of time versus actual rebar related stains like the ones on the west side of the pool. Still be aware that those can likely be removed with treatment less than $500 if desired to remove and or confirm if they are rebar related, which I feel is less than 10% chance, maybe even less than 1%. The entry surface on the east side of the pool has a lot of check cracking common with shallow step ledges like this. This is common when there is not enough depth to disperse the sun’s heat especially during hot times of year. This shelf could more ideally be a consistent depth instead of a transition which would allow the shelf to likely have a more prolonged life before check cracking occurs. Additionally, the entry stone is beginning to show signs of issue, especially slightly outside of the pool and this will be covered in the tile section next.
Cost summary (this section only)
• Rust stain removal and testing: <$500
• Rebar stain repairs at replaster: $5,000–$15,000 extra (localized)
• Replastering (this size pool): $10,000–$15,000
• Stair rail re-waterproofing (near future): $500–$1,000

Tile, Coping, and Rock Waterfall
Coping and Concrete


The surrounding concrete around the pool has some lifting and movement seen throughout the pool and around pretty much the majority of the pool. There is some movement of concrete that does show signs of previous mastic between the brick coping border and concrete has been filled previously likely in the past 5 to 10 years. This is a little bit more noticeable on the south east and west ends of the pool versus the north. This will likely need to be redone in the near future with new fresh mastic. Approximately 150 to 200 lineal feet of mastic due to be redone soon. I would estimate roughly $1,500 to $2,500 depending on material and color choice (there are likely better color choices than this grey — something that’ll actually match the brick better).
Additionally, on the west side of the pool and the north west side there is a raised section of concrete where it does appear to be lifting, likely due to nearby plant foliage present. There are two trees immediately up to this area, indicating that they are likely having issue and causing some premature failure on this wall area. Again difficult to determine the extent but what is visually seen is approximately 20 feet of movement mostly seen on the wall. To redo this entire section I would imagine would run around $2,000 to $5,000 again depending on issue and material choice to redo it. It might require some leveling or redoing of approximately 6 x 3’ of concrete immediately to the west of the pool and subsequent brick present on top of that.
I did hear that there was a desire to potentially remove the slide to avoid any safety issues, especially because of the depth in this slide off point being of potential issue for larger adults versus kids. It may be perfect still to remove the slide. I would imagine that would run likely less than $500 to delicately remove the concrete and leave the existing concrete below it or potentially less.
On the north side of the concrete between the pool equipment and the slide is some concrete that has moved and shifted, which is not uncommon. It is no major issue. If anything could have some of the gaps refilled with mortar for less than $500.
Raised Planter / Waterfall Area
On the raised planter/waterfall area I did notice there is potential moisture seen on the east side of the raised rock area. If that is the case and there may be a cracked waterfall pipe in this area and therefore will likely need to be dug out, repaired and additional repairs may be required, which we are already seeing missing rock on this east side of the raised planter area. If that is the case, I would estimate that to run between $2,000 to $5,000 depending on issues present, but this is likely an ongoing issue if it is present.
Waterline Tile
The waterline tile all appears to be original approximately 28 years old. There is no major gaps found but again it is older and within the next 10 years will likely require updating or just simply doing that at time of replaster. There is one tile missing on the east skimmer and there is noticeable gap and or hollow points on the skimmer throat indicating that it is coming to the end of its life expectancy and will need some attention likely at the next replaster stage which may run around $1,000 or more to redo the throat to an A+ standard versus just a quick updating of new mortar. To an A+ standard would likely also potentially include replacing the skimmer itself, which is very much recommended on both skimmers due to age and overall condition. The west skimmer appears to be more present and more hollow sounding on the inside of the throat gap seen, except at the skimmer to tile connection. Same gaps present as on the east side, which is very common and normal. Overall recommend updating the throat to tile connection at the least on the west skimmer with $100 in mortar, but it would be wise to update the skimmer to new as well at around $1,000 or more just for longevity sake and peace of mind.
The entryway rock stone is all loose and hollow sounding and mortar missing especially where the water meets the rock. This area will need to be redone likely at time of replaster where the cost would likely run $1,000 to $1,500 to redo or more depending on materials chosen, if redoing this current or changing to different material, which would likely be a better choice i.e. tile large format.
Cost summary (this section only)
• Coping / concrete mastic repair (150-200 lf): $1,500–$2,500
• Raised concrete section repair (west/northwest): $2,000–$5,000
• Slide removal: <$500
• North side concrete gap refill: <$500
• Raised planter/waterfall moisture repair: $2,000–$5,000
• Waterline tile / skimmer throat updates at replaster: $1,000+
• Skimmer replacement (both, at replaster): $1,000+ each (recommended)
• Entryway rock stone redo at replaster: $1,000–$1,500+ (or more with material change)

Water Quality
I got calcium hardness ideal around 250. Chlorine total and free are ideal at around 3 to 5 ppm. The pH is slightly high at around 7.8 and alkalinity is also slightly high and likely around 80. Cyanuric acid seems to be ideal at around 50, maybe 60 to 70. Still overall a lot of chemistry does appear to be ideal. The water clarity is pretty good but the alkalinity and pH are high and indicating there might be organic matter present. Seems like there might be organic matter on the walls and maybe in the corners potentially but either way it likely needs some attention. I would estimate around $200-$300 to treat the algae and remove (especially since I am seeing around the bottom cleaner hose that there’s likely deep algae present).
Cost summary (this section only)
• Algae treatments and water chemistry adjustments: $200–$300

Main Drain Covers
There appears to be 3 main drain covers: one below the slide and two on the wall. The two on the wall are likely waterfall pump related, which makes them likely VGBA compliant, but the one in the lowest northwest basin below the slide is what appears to be a single and is due to be updated as well as the two on the wall due to age and condition.
Each cover updated is around $100 for a light cover. Typically these covers are good for 5 to 7 years per manufacture specs but often people wait 10 to 20. These covers are getting close to 30 and for safety and foot or knee cutting hazards. Recommend updating the simple covers.
Note that at time of replastering it may be wise to consider updating these covers to a flush channel drain style at around $1,000 each location extra. Not required, just recommended so $2,000 extra at time of replaster.
Cost summary (this section only)
• Update three main drain covers: ~$300 ($100 each installed)
• Channel drain upgrade at replaster (optional): ~$2,000 extra
Ready for the next section when you are.

Skimmer
There are two skimmers. Both skimmers are original.
On the west side skimmer it is due to have its weighted basket potentially updated soon as well as its float and float O-ring and possibly even its weir door and skimmer lid.
On the east skimmer I do like the newer weighted skimmer basket — no issue there. Just the skimmer lid likely updating the door as well and adding a float and float O-ring, which again may not be required, just going to be recommended.
All of this would likely cost less than $700 in parts and labor to install all of this new and fresh as far as the internal parts.
Cost summary (this section only)
• Skimmer internal parts update (both): <$700

Bottom Cleaner
The bottom cleaner is likely more than 10 years old and due to be updated in the near future. It might be wise to just consider updating to a new unit versus updating the recommended parts.
A new unit is around $600. This current cleaner isn’t due for a new tail, hose section, swivel soon, tires and an alignment. The right rear tire is not spinning with the regular gearing system indicating service is due. This could all likely be updated for less than $205 but I think the better value is just a new unit considering its age and condition. Just my opinion.
Cost summary (this section only)
• Minor service (tail, hose, swivels, tires, alignment): <$205
• New bottom cleaner unit: ~$600 (recommended for better long-term value)

Could not open by hand. But likely a new float is due - due to age and condition ($125-250

Pool Light
There are five fiber optic illuminator cones in the pool wall and two fiber optic towers. Both are on opposite sides of the pool approximately. It is likely that these older fiber optic pool lights will need to be updated to LED illuminated lights and a new power center on each side. A power center is around $400. Labor to install the power center is around $500 and there are two power centers and it would be $500 total for the two so $250 on one power center $250 on the other. And then there are approximately five lights that will be updated to LED. Each LED light is around $500 for a high-quality Pentair or you can find low quality ones at around $100 each.
Cost summary (this section only)
• Two new power centers + install: ~$1,400
• Five LED lights: $500–$2,500 (depending on quality)

Filter
The filter elements may have been replaced in the recent past. Typically you are required to update them every 2 to 5 years. There is a sticker on the outside of the filter showing the last time the elements may have been replaced was 2015. If that is the case, they are overdue. A new element set is likely costing between $500 to $780 for a OEM like model element set.
Additionally, it does appear that there is a leak on this likely original filter. It is likely at the tank O-ring. If that is the case a new tank O-ring is around $100 installed or if it’s at the unions at around $100 installed for the new unions. The pressure gauge is due to be updated as well at around $50 for a liquid fill pressure gauge.
The filter itself as I mentioned is like the original and therefore may only have an additional 1 to 10 years of additional life left on the shell itself. This filter new is around $1,200 to $1,800 depending on sizing and installation for a new filter would be around $800. Also note you’ll be paying a service charge of around $150 on top of element replacement to get the elements installed and or do or perform service. That is the labor.
Cost summary (this section only)
• New filter elements: $500–$780
• Tank O-ring or union replacement + install: ~$100
• New liquid-filled pressure gauge: ~$50
• Service / labor for elements and service: ~$150
• New filter + install (when needed): $2,000–$2,600

Without issue. Newer 2017.

Working without issue.

Leaking during use at seal plate , older motor , older lid.

Recommend updates to the entire pump vs repair due to age and condition.

New pump $450-1800 (for like model + install $800).

Board and Timer
The board and timer is working. It has a relatively new-ish SunTouch along with a subpanel with breakers present.
All I want to see is updated variable speed breakers to a dedicated GFCI for it and a GFCI for the outlet as well as the pool lights if possible. The parts cost on all that is likely around $400 and an electrician will likely charge around $350 in labor to install it. Otherwise, everything else appears to be in working condition at this time.
And note that it is a dual timer breaker box that is likely being converted on the timers to go into the SunTouch instead.
Cost summary (this section only)
• GFCI breaker updates (variable speed, outlet, pool lights) + electrician: ~$750

Valving
The valving on the equipment pad is all original, almost 30 years old. There appears to be three different three-way valves and two different two-way valves. All are due to be updated as I am hearing active leaks present now. Updating them will likely consist of updating the guts. If that’s the case new guts runs closer to $200 each valve updated for new internals. Depending on condition it may require a whole new valve itself, which is not likely but if so is around $500 each valve installed.
There are two additional older check valves that are not working. Both are due to be updated at about $300 each installed. And there is one actuator present. It does appear to be working at this time without issue.
Next I would also recommend repainting and re-labeling the equipment pad at around $300 or less. There is a UV mesh present.
Cost summary (this section only)
• Three-way and two-way valve guts / replacement: $200–$500 each
• Two check valves replacement: ~$600
• Repaint and re-label equipment pad: ~$300 or less
• UV mesh: already present (no cost)