The surface is a pebble surface. It is about 21 years old. This is a more coarse pebble more common with older pools. We have some wear throughout especially on the steps certain really low points in the pool including the bottom and main drain areas. Overall I would put this surface in fair to poor condition and will likely need attention soon especially considering the spa has delaminated steps and cracking. Luckily it does not appear that these are foundational related but rather delaminating surface common when leaving the spa dry for prolonged periods of time especially during inclement weather. The cost to just re-plaster the spa which will likely be the solution to address the cracks would likely run between $3000 to $5000 versus doing both the pool and the spa could potentially be as low as $6000 to $8000 therefore making it the best value to do both at the same time but a more realistic cost to plaster the pool & spa would likely run between $6000 all the way up to $10,000. There are many rust stains in the deep end of the pool. These rust stains are likely surface related but should be tested to confirm if they are rebar related ($100) or at no cost at time of re-plastering. If it is rebar related it can be corrected at time of re-plastering worst case for an additional $1000 to $2000. Additionally there is a blemish rust on the wall the north wall and potentially several others which are strong indicators that this may be rebar related so budget an extra $2000 to $3000 on top of plastering if that is the case to address the rebar related issues.

Estimated cost grouping: Spa re-plaster $3000-5000 or pool & spa $6000-10000 plus stain test $100 plus potential rebar repairs $1000-3000.

The coping around the pool and spa is of concern, there are lots of loose stone and missing mortar. This is a safety hazard and if the stones become dislodged it will cause a fall and injury therefore all the coping stones will need to be removed and reapplied at least 75% of them most likely this would likely cost between $2000 to $4000 if including the raised wall as well. My opinion they likely didn’t seat a thick enough mortar bed or they chose too thin of stone. Either way attention is required to prevent injury as again many of the stones are already loose and mortar is already missing. On the spa spillover this is also showing signs of issue and gaps present. Recommend attention to this area as well. It might be an additional $500 for the spa spillover feature and then potential additional cost will include the waterfall itself to be re-waterproofed in the basins to prevent water loss (seen picture 2) if being used which it is likely being used with some frequency especially with the spa. Doing the waterfall remodeling re-waterproofing may run $1000 to $2000. The waterline tile appears to be in pretty good shape overall there’s no missing tiles. There’s no major gaps seen the only gaps I’m seeing slightly are inside the skimmer throat or the skimmer throat meets the skimmer. This would likely need some attention soon less than $500-$1000 for that. This could all be done at the same time by the same person and likely receive a bundled cost or this would be done at time of re-plaster which would allow you to select potentially new waterline tile for the best value if desiring that.

Estimated cost grouping: Coping reapplication $2000-4000 plus spa spillover $500 plus waterfall re-waterproofing $1000-2000 plus skimmer throat $500-1000.

Additionally, note, that on the outside of the spot over, I do see calcium pooling present, which is a strong indicator that water loss likely occurs, especially during use, with the Spa spill over having obvious issue is likely that this is one of the locations of seepage.

Note the north west of the pool decking is lifting slightly = settling.

Cya seems low slightly, calcium is ideal, ph and alkalinity is high, same with chlorine levels being VERY high. With chlorine levels so high it is likely that algae is present, therefore budget less than $200 to address future algae issues, also high Chlor does effect my other results therefore recommend re checking chemistry in 1-30 days to help confirm water loss status. With two seen cracks present in the surface it is likely of issue (water loss)

There are six main drain covers due to be updated in the pool at approximately $200 per cover install installed, and in the Spa, there are two covers due to be updated, and even if they are updated, it is likely that the Spa drains are not VGBA complaint - and when updating the spa covers, it is likely that the calf cover will be updated at the next rep Plaster, and only the bottom drain can be updated now ($200).

The skimmer has a plugged line ? Not sure why. I wouldn’t do this = recommend attn to confirm by re opening and checking why = ($100)

Also recommend service to the lid , float o ring , float , and weighted basket ($500 or less installed )

Working without issue. New tail / sponge soon ($25 or less)

Was unable to check inside the fill canister - lid shut.

Recommend updating the lid / likely float if not done in the past 21 years - $125-250

I was unable to get this light to turn on either which on the panel there is a second light option that is not activating, which is an indicator it may have been disabled, therefore a new light can is expected at the cost of 200 up to $1250 and $400 for installation.

I was unable to get this light to turn on, which on the panel there is a second light option that is not activating, which is an indicator it may have been disabled, therefore a new light can is expected at the cost of 200 up to $1250 and $400 for installation.

The filter is original does appear to have some updated parts but will need a new band ASAP at less than $300. Looking at the pressure being slightly higher at around 15 psi maybe an indicator that the elements are due for cleaning at $150 or less and more likely is the elements inside may be due for replacement if they are older than 2 to 5 years at a cost of around $200 up to $500 or less. On top of all this I wouldn’t necessarily recommend any of these repairs versus just getting a new aqua star 35,000 filter instead at the cost of around $850 plus $800 installation due to the age and condition of this filter.
Estimated cost grouping: Filter band less than $300 plus cleaning $150 or elements $200-500 or new filter $850 + $800 install.

The filter pump is an old Jandy stealth JHP. It is working and has a new updated motor variable speed V green century motor. It does not appear to have any issue currently i.e. water loss and functions well. The only thing I would recommend is to add a check valve on the suction side of this pump. I would say that’s required as it does take a considerable amount of time for this pump to catch prime when it first starts up which will quickly lead to a faster expiration of life. Adding a simple check valve will help this considerably for a cost of less than $500 installed. The reason for the slightly higher cost is there’s going to have to be other modifications performed which may include upgrading the three-way valve in front of the pump to a larger more efficient option and giving the appropriate room for this pump to breathe. Additionally it may be wise to also purchase a new pump lid lid O-ring and basket to have on hand at less than $200 as these parts are becoming more and more obsolete due to this pump’s age.

Estimated cost grouping: Check valve and modifications less than $500 plus pump lid O-ring basket less than $200.

The spa jet pump is also a Jandy stealth JHP 1.5. It has an original motor does appear to be leaking from its seal plate and or shaft seal. It is also due for a new pump lid O-ring and basket and likely service to its unions. Still with the leaking shaft seal situation which generally may run between $450 to $1250 to resolve which means that it’ll be brought in for service or services performed out here to replace these items. I personally would not recommend this because you can buy a brand new pump for $400 to $1200 and the other potential cause of leaks is this older plastic that has been blasted for two decades is likely warping overtime and use and therefore these repairs would likely not resolve the issues that are present. Therefore repairs are not recommended versus replacement. Replacement would run between $1250 for a quality super flow VS up to a Pentair I3 1.5 at around $1500 and a Pentair I3 3 hp is around $1900 and installation on any of those pumps will run around $800.
Estimated cost grouping: Spa jet pump repairs $450-1250 or replacement $1250-1900 plus install $800.

The waterfall pump also appears to have the same general issues as the spa jet pump. It is older and original both the motor and the pump itself. It is likely also going to need a new check valve on the suction side of this pump no matter what at $400 or less installed but again it would likely be wise to consider replacing this pump due to age and condition versus repairing. Cost of a pump that would be sufficient here would be the super flow VS at around $1250. This is actually a great option. I wouldn’t even necessarily recommend anything else plus the cost of $800 to install.
Estimated cost grouping: Check valve less than $400 plus pump replacement $1250 plus install $800.

Due for minor attention to the gas connections, simple painting would likely resolve any issue ($10) additionally it would be wise to consider adding a heater bypass as an optional upgrade at around $800 plus the actuator at around $200 $1000 which would potentially help lengthen the life of this heater.

Also the heater did only heat to 100 vs set temp of 104.

Recommend service to resolve ($500 or less likely).

The entire equipment pad is heavily sun beaten and exposed with wear down to the plumbing and more than 50% indicating that this plumbing is going to be more brittle due to the prolonged lack of simple $10 spray paint can maintenance. On top of that should be covered from the sun using UV mesh at the cost of less than $70 for the UV mesh that blocks 95 to 99% of sun. On top of that I do see older check valves that are non-serviceable especially on the solar side. I’ve counted two that are due to be updated at a cost of around $400 each if done individually. Additionally there are two serviceable check valves one looks fairly new and then last 5 to 7 years and the other does look original the original one should be replaced at the cost of less than $200 and then there’s an additional check valve on the spa jet pump that also should be updated at a cost of less than $200. There are two energy bowls present one is for the bottom cleaner the others for the water feature the water feature does appear to be in the best condition where the other bottom cleaner line is filled with debris and clearly a sign of lack of service recommend service for less than $50. Additionally both energy bowls need new pressure gauges ideally liquid filled at a cost of less than $50 each so $50x2. Also there are four older actuators. I am actually a little surprised they are still working. All three will need to be replaced in the next 1 to 10 years or less a high-quality option is the Hayward JVA 24 at a cost of around $200 each so if there are four here that’s $200x4+ installation and programming we can say is less than $300 for all four of those. Additionally there are 6 2 and three-way valves that are original and likely unserviced and they will need attention. At least minor service will run around $100 each valve which will include opening them up replacing o-rings and giving them a service but that could discover that they are due to be either updated the guts at around $200 each or worst case if they are needing to be cut out and replaced at a cost of around $400 each. Next is the chlorine 3 inch tablet feeder it does appear to be less than 10 years old and relative fair working condition but note that a better option would be the Jandy erosion tower at the cost of around $400 or less installed would be the eventual update in the next 1 to 10 years likely less.

Estimated cost grouping: UV mesh $70 plus check valves $800-1200 plus energy bowl service $50 plus pressure gauges $100 plus actuators $800 + $300 plus valves service/updates $400-2400 plus tablet feeder replacement $400.

Total = UV mesh $70 plus check valves $800-1200 plus energy bowl service $50 plus pressure gauges $100 plus actuators $800 + $300 plus valves service/updates $400-2400 plus tablet feeder replacement $400. Total estimated for valving section: $2,500 - $5,000+.

Note = The spa waterfall does not appear to be able to be turned off ? I’m sure there’s a valve somewhere = recommend only using as little as possible.