North access point checked - Bottom snake block /
tray is collecting debris , remove and likely fence will work perfectly fine at self closing self latching.

The spa surface is likely less than five years, it does have a cracked edge / step of plaster present on the east step edge of the spa, it appears to be a delaminating + crack - of some kind - recommend further investigation ($100)+ / attn / repair.

Note a cost typically replaster a spa this size - expect a cost of $2-3k to re do that spas surface complete vs just a temp repair of $100 to apply water stop = a+b epoxy.

The spa surface also has rust colored, likely surface stains on it, recommend attention to it to identify stain issues / type ($100), this stain ident / treatment should also to be done in the Pool in several locations ($400+), note that stain ident would also likely remove the stains present if surface stains are only surface rust issue vs rebar.

The pool surface is likely older, approx 20 years old, heavy wear seen on top step, surface may be nearing final stage of life left (10 years or less in pool) may be wise to re plaster spa at time of pool for best cost / longevity.

### Raised Spa Area (Flagstone and Spillover)
The raised spa features flagstone surfacing that appears to have been updated within the past five years or less. The spa plaster may have also been refreshed during this time. The mortar and joints were redone with a fairly decent level of workmanship.

However, there are visible issues at the spillover stones and likely throughout the face of the flagstone. Water loss is occurring through the flagstone surface, beginning at the spillover area and migrating to other sections. White calcium deposits are forming on corners of the spillover stones that are not in direct contact with water from the spillover process.

**Recommended Approach & Estimated Cost:**
Waterproofing the spillover area alone is estimated at **less than $2,000**. However, it would be wise to address the **entire spa stonework** in one complete pass to ensure thorough waterproofing, especially since surface issues are already present in the spa. Doing the full scope at once avoids repeated disruption and provides better long-term results.

- **Entire outside spa stonework:** $2,000 – $5,000 (standard repair)
- **Up to $10,000** if material changes or other design modifications are incorporated.

### Waterline Tile
The waterline tile is in relatively fair to good condition overall. No major issues were observed. Even inside the skimmer throat, the mortar between the tile and skimmer connection shows minimal wear. The waterline tile does not require attention at this time.

### Coping / Decking
There are a few very small cracks (less than dime-width) visible, specifically two on the west side. These appear to be minor and are likely related to concrete settling. They do not extend further into the surface below, so no immediate repairs are needed.

### West Raised Wall (Waterfalls & Water Features)
This wall supports one waterfall and two water features. Calcium deposits are visible in approximately four locations on the backside (north-facing) wall. Several tiles sound hollow when tapped — particularly closer to the west side and along the north top edge — indicating water migration behind the tile. This is a common issue with waterfall features after 20+ years of use.

These areas should be addressed together with the spa repairs (when the tile work in the spa is opened up), as the issues are likely related to the same water migration. Addressing them separately would likely increase the total cost.

**Estimated Cost (if done at the time of spa repairs):** $2,000 – $4,000.
Doing this work independently would probably cost more.

---

**Summary of Estimated Costs (when coordinated together):**
- Spa spillover waterproofing only: **<$2,000**
- Full spa stonework: **$2,000 – $5,000** (up to $10,000 with material/design changes)
- North raised wall / waterfall repairs: **$2,000 – $4,000**

Coordinating the spa stonework and the north waterfall raised wall repairs together during the same project is strongly recommended for best results and cost efficiency.

Extremely high chlorine levels, unsafe. Inhalation hazard during functionality testing of the pool system (waterfall / spa jets) due to combined chlorine, a.k.a. chloramines.

The extremely high levels of chlorine are throwing off all other water results, therefore water quality cannot be fully confirmed. Recommend re testing once chlorine levels are re aligned = Recommend attention $100+

Note algae is going to likely be present and if so, recommend attn ($300 or less to help eliminate).

**Recommended Safety Updates**

### Main Drain Covers
All main drain covers are older and due for replacement for safety reasons. There are **6 main drains** total:

- **4x** Waterway 3.5”/4” 100 GPM covers
- **1x** MDX 10”/12” cover
- **1x** natural plaster cover (in the pool)
- **2x** covers (in the spa)

None of these covers appear to be **VGBA compliant**. They should be updated at the next re-plaster stage (which is coming soon) to ensure proper safety compliance.

**Recommended Timing:** Ideally replace during the upcoming re-plaster for best integration and efficiency.

**Cost Estimates:**
- Individual replacements (installed):
- MDX 10/12” cover: **$650**
- Other covers: **≈ $200 each or less** (7 covers total)
- Full channel upgrade at re-plaster (recommended for full VGBA compliance): **$4,000 – $8,000** across all locations

### Skimmer Weir & Related Components
The skimmer weir is still functioning but is likely older and nearing the end of its service life.

**Recommendations:**
- Replace the weir
- Install a new float, float O-ring, and lid

**Estimated Cost:** **$500 or less** (installed)

### Additional Investigation Needed
The main drain line and/or equalizer line is currently plugged. Further diagnosis is recommended to identify and clear the blockage.

**Estimated Cost for Diagnosis/Clearing:** **$100**

---

**Summary of Safety Update Costs:**
- Individual drain cover replacements: **≈ $650 (MDX) + $1,400 (others)** = **~$2,050**
- Full VGBA-compliant upgrade at re-plaster: **$4,000 – $8,000**
- Weir + float/lid assembly: **≤ $500**
- Plugged line investigation: **$100**

Updating all drain covers during the next re-plaster is the most cost-effective and safest long-term approach.

Updates Likely Needed - **Pressure Gauge:** A pressure gauge is missing from the top of the filter unit. Recommended installation: **$50**.

- **Gear Drive / Valve Unit:** The gearing unit appears to be original and is likely due for service in the near future.
**Estimated service cost:** **$500+**.

- **Pop-Up Cleaning Heads:** All pop-up heads appear to be original. Replacement is recommended.
**Quantity:** 11 heads
**Estimated cost:** **$40 each** or more (**$440+** total).

- **Canister / Filter Components:** The canister requires new notches, lid, and lid O-ring, along with general service.
**Estimated cost:** **$300 or less** for parts + **up to $400** for service.

**Important Note:** Even after completing the above repairs and replacements, the existing cleaning system may still not perform as effectively or efficiently as a modern robotic pool cleaner.

**Robotic Pool Cleaner Alternative:** **$650+**

Float and drain seen. Fill canister / Lid not able to be opened without tools to check auto fill float.

Condensation present , recommend updating or start by disconnecting from power for safety.

This appears to be the $1250 Pentair Color LED Light -

$200-1250 + install $400/light

Failed light, recommend update , new can $200-1250+, and labor $400.

Approx cost for high quality like light is $1250+ 400

### Filter System

The filter unit is likely approaching the end of its useful life cycle. During testing, the system operated normally upon initial startup. However, when switching from pool to spa mode after shutdown, significant leaking (gushing) was observed at the tank seal.

**Observed Issues & Recommendations:**

- Tank seal leaking when switching modes — **Repair cost: $100 or less**
- Clamp band nearing expiration — **Replacement: $300**
- Filter elements may need replacement — **Estimated: $500 or less**
- Missing pressure gauge (see equipment section) — **$50**
- General filter service — **$150**

**Repair Option Total:** Approximately **$1,000 – $1,500** (parts + labor)

**Replacement Option:**
- New complete filter (AquaStar Pipeline 35,000 or equivalent): **≈ $800**
- Installation labor: **≈ $800**
- **Total estimated replacement cost: $1,600**

Another Option I would Prefer - Lowest On Going Cost

Pentair Tr-140C - $2K
Install - $1K

---

**Recommendation:** Given the age of the filter, the condition of the band and filter and the seal failure when switching modes, serious consideration should be given to full replacement rather than continued repairs, especially if a re-plaster or major renovation is planned in the near future.

Leak at drain plug ($50?) and recommend minor lid o ring / basket update ($50). No other major issue seen.

Inspection Limitations & Pump Observation

The pool pump could only be operated for approximately one minute due to extremely high chlorine levels, which posed a safety concern.
When the filter pump was started a second time, it expelled a significant amount of water from the filter unit onto the equipment pad. This leakage made it difficult to fully inspect other equipment for additional small leaks. As a result, no further issues could be reliably identified at this time.

Recommendation: Lower the chlorine levels to a safe operating range and re-inspect the pump and surrounding equipment once conditions allow for a more thorough evaluation.

Inspection Limitations & Pump Observation
The pool pump could only be operated for approximately one minute due to extremely high chlorine levels, which posed a safety concern.

When the filter pump was started a second time, it expelled a significant amount of water from the filter unit onto the equipment pad. This leakage made it difficult to fully inspect other equipment for additional small leaks. As a result, no further issues could be reliably identified at this time.
Recommendation: Lower the chlorine levels to a safe operating range and re-inspect the pump and surrounding equipment once conditions allow for a more thorough evaluation.

Worked for 22 minutes without issue. Appears to be approx 12 years old. Heaters typically last 10-15 years before service is needed to sensor array $350-750, likely nearing that time soon (1-3 years or less).

Gas leg could be updated, and a bypass installed ($500-1000) at next update.

Recommend adding a GFCI to the Filter Pump, Lights, and Plug ($300+) electrician labor ($300+) Otherwise no other major issues seen.

Note that this panel needs a working AUX display panel to do programming on, usually a PDA unit or an indoor display. If this is missing expect a cost of $650-1250+ to allow programming to occur.

Equipment Pad & Automation
The equipment pad is approaching the recommended interval for standard maintenance. This includes valve servicing, repainting, and relabeling of all valves and components.
Recommended Work:

Standard valve maintenance, repaint, and relabel: $200
Updating additional components for improved longevity: $500+
(Note: Some check valves have been updated recently)
New actuators (4 units): $200 each ($800 total)
Associated service and parts: $500+

Subtotal for Equipment Pad & Actuators: $1,500 – $2,000+
Additional System Items

Solar System: Older components and check valves are due for replacement in the near future.
Hose Bibs: Due for updates in the near term (not urgent).
Programming & Operation: Minor programming adjustments recommended to allow the spa to function as a separate body of water instead of spilling over daily. This will help reduce excess wear on the system.
Estimated cost: $300+

Overall Recommendation: The equipment pad and automation components would benefit from proactive maintenance soon to prevent future failures and improve system reliability.