The surface is older, approximately 22 years old. Typically, a plaster surface will last 25 to 35 years depending on care, and this one does appear to be in good condition for its age.

I would hope we have another 10 years or more remaining on this plaster surface, but it may become an issue sooner if water loss develops / or may be currently present.

I do see rust stains present on the surface. They appear to likely be surface-only and not rebar-related, but I recommend treatment to confirm this ($500+).

Note that when replastering is due, costs would be approximately $10,000–$14,000+.

Trip hazard present on the southwest side of the pool decking area. Recommend grinding for safety ($500+).

The main waterfall has water loss present through the waterfall structure itself. Recommend re-waterproofing before the next season of use ($1,000–$2,000+).

The waterline rock has mortar gaps present on both the south west and northeast sides of the pool between the tile and rockwork ($500+). This is unusual and, in my opinion, may indicate a small amount of movement that has developed over time. Possible causes include deck settling toward the house, settling of the pool shell itself, or pressure from nearby tree roots.

Evidence of this movement can be seen in the waterline tile elevations, which vary slightly around the perimeter of the pool. The lowest area appears to be on the northwest side above the waterfall and below the spillover line. While this could have been a construction defect related to tile installation, the gaps observed at both attachment points between the rockwork and concrete suggest settling is the more likely cause.

The southwest skimmer also shows signs of previous movement and patching at its connection point to tile (another sign of ground / movement). Recommend re-waterproofing this skimmer throat again soon but higher quality - currently should be water loss / leaking at this time ($1,000–$2,000+).

The chemistry in the pool (low cya and low cal hardness + the auto fill running off and on during the entire appt + water loss seen on backside of waterfall).

Ph and alk aligned with LSI if cal is raised.

Otherwise recommend minor water treatments ($20+)

The skimmer is from 2004 and is likely rated for approximately 50 GPM maximum flow. If the main drain is currently plumbed through the skimmer, the combined flow rate (50–70 GPM maximum) on a 3 HP pump could create an unsafe condition if configured as described.

At the next replaster stage, I recommend updating the skimmer connection, if possible ($1500-3500+).

The skimmer is missing its float valve and is therefore not properly circulating flow from the main drain. Recommend installing a replacement float ($50) and a new flat O-ring ($50).

Both main drain covers are due for replacement due to their age and condition ($200 each) and likely is NOT VGBA complaint.

Like new working.

Recommend minor service to the float canister to confirm no issue persist as I do see the auto fill float running continuously. Also there is a Brie present. Recommend a minor shop vac clean out ($20).

Condensation present inside the light lens. Recommend replacement can ($150-1250). + install $400

The filter has slightly higher pressure which is expected on a pool that has so much overhead foliage, therefore it is due for service at around 150 or less, and it is a potential that the elements inside the filter may be due for replacement soon if they haven’t been replaced in the past 2 to 5 years ($300-500).

I would also recommend updating the pressure gauge to a liquid filled ($50).

Otherwise, the filter overall is in fair condition for its age, but fair to poor condition due to heavy sun damage / exposure.

Ideal working condition. Older 2015. But if covered form the sun now, may have another 10+ years of life left.

Rec breaker updates to Variable GFCI and Breaker GFCI for safety ($400) + electrician service ($500).

Recommend repainting and re-labeling ($100) equipment pad. And covering from 95-99% UV Mesh ($50-100)