The plaster surface appears to be less than two to five years old and remains in relatively smooth condition for its age.

However, several unusual conditions are present. Odd growths resembling miniature succulents are emerging or simply on top of and growing from the surface in multiple locations. This is abnormal and warrants attention; the exact cause is unclear.

The surface also shows signs of prior abuse, including prolonged exposure to 3-inch chlorine tablets and a poorly executed acid wash during startup? These factors have left the plaster more abrasive than normal, which promotes adhesion of organic matter—the primary issue currently observed on an otherwise relatively new surface.

The plaster appears to be a high-quality finish originally, likely incorporating glass aggregate intended to produce a shiny appearance. It is possible that the acid wash was not aggressive enough to fully expose underlying glass pebble? while overly aggressive in other locations.

In any case, the surface is not uniform in color or smoothness.

Numerous rust-colored stains (estimated 100–200 or more) are present throughout. These are most likely organic in origin, consistent with staining produced by the large tree on the northwest side of the property. A stain-treatment service (approximately $400 or less) is recommended to remove the stains and to test whether they are organic versus metal or rebar-related.

Additional observations include rust-colored staple stains on the north side of the surface and discoloration emanating from the southeast return, which appears copper-related.

Because of the combination of issues, a reliable expected service life cannot be determined at this time. Reassessment in 6–12 months is advised.

In the mean time recommend stain treatments as outlined.

The waterline tile is original. Minimal mortar is missing in a few locations, most notably at the skimmer-to-tile interface, which is due for updating at an estimated cost of $1K or less - cracked tile seen and some mortar wear seen.

Mastic between the tile and concrete deck is present in most areas. Only a handful of spots show early deterioration; these can likely wait approximately five years before requiring attention (again estimated at $500 or less across roughly seven locations).

On the concrete deck, numerous plastic expansion strips are missing and have been filled with mastic—an imperfect long-term solution. Redoing these areas is estimated at $1,500 or more.

The surrounding cool-deck concrete shows expected wear for its age but remains in fairly decent overall condition with only limited movement observed.

Water quality is currently compromised with algae presence. Organic growth is visible on the plaster surface and will require treatment (estimated at less than $300). Algae is also present around the light canister and in other shaded areas. Aside from these issues, basic water chemistry appears relatively balanced with minor needs (slight ph lowering).

The skimmer is original and shows its age but does not exhibit major functional problems. A “weir” door is present. The weighted basket has one chip and does not require immediate replacement. The float and float o-ring need updating, and the float O-ring should be replaced (approximately $50 + $50). All other skimmer parts are present.

The main-drain cover was replaced during the most recent plaster work and appears compliant with no issues noted.

The Polaris 280 (or similar model) is in relatively good condition and appears to be approximately three years old (less than five). The hose is in like-new condition. Needed items include new tires, a new tail (recommended within the next six months), and repair of the right rear wheel, which is not connected to the gearing system and is out of alignment. Total service cost for these items is estimated at less than $105–$205.

Leaking during use, recommend repair ($250+)

The pool light is original and of the older 8-inch style, which makes finding a direct retrofit more difficult (though not impossible). At time of next re plaster recommend updating the can to a 10" for approx $500+

The pool light fixture is non-functional and requires replacement for safety.

Approximate cost for a new light can ranges from $200–$1,250 depending on the chosen options, plus roughly $400 in labor to install and rewire.

The associated junction box needs immediate attention: wires are exposed. Budget at least an additional $500 for an electrician to properly secure and waterproof the box for safety.

Although the light currently illuminates, clear signs of condensation are visible inside the lens, confirming that replacement is overdue.

Pool Light Updating Costs = $1100-2150

The filter itself is less than one year old and is due for standard quarterly cleaning (less than $150 per service). Because of the elevated organic load, more frequent cleaning every 1–2 months is advisable. This is a smaller-capacity filter, so filter elements should be replaced every two years rather than the more typical 5–10-year interval. Diligent maintenance will also help protect the filter-pump motor.

Motor is VERY hot, and a replacement motor on an older pump wet end body. This is caused likely due to a small suction inlet 1.5”? On a 1.5+ hp pump :/ dangerous.

Recommend a variable speed pump instead = Superflo Vs $1500 + install $800 as an A+ or better option for this installation. There are much cheaper options but this would be best.

Otherwise I would expect no more than another 1-5 years of life left from this motor.

Recommend a minor lid o ring + basket service now ($50 or less).

The booster pump is relatively new and in near-new condition. It is currently mounted on a single brick, which is acceptable for the short term; hard-plumbing the unit (estimated at less than $500) would be preferable to the existing soft plumbing for long-term reliability.

The heater has been disconnected and is no longer functional due to age and condition. Removal and disposal is recommended at an approximate cost of $500.

Updated low cost timer internals. Seemingly working ? But box and mounting is in damaged shape, recommend attn ($300 or less) or more ideally a new sub panel only + installed ($500+) in the mean time recommend updating to GFCI for equipment for safety ($300+).

Older and, copper plumbing, small for the size of the pool. No more than 1.5” on suction and 1.5” return + 3/4” on bottom cleaner return.

Recommend service to the copper to pvc connections now ($500 or less) which may include replacement or o ring update.

Blue glue present on all plumbing ($500 or less updated plumbing in 1-10 years).

Also note for remodel work = Nearby Power Line
A high-voltage transmission line runs next to the pool, less than 10 feet away. Note that any future remodeling of the pool may trigger municipal requirements to relocate or modify this power supply.