The surface is a pebble surface and relatively good condition, I just have two areas of concern.

One is in the main drain area where it looks like there is rust staining present, there is approximately 15 or more spots, they all don’t necessarily look, rebar related separate one next to the main drain itself, which I am only 51% confident it is rebar related…. Recommend seeing treatments to remove stains and/or confirm if rebar related ($300+).

The second noticeable concern for me are these spots which are present throughout the pool approximately 10 to 20 of them, at first, I thought they were a wear marking, but may be that + black algae may be developing in these locations due to prolonged low chlorine levels, penetrating into the plaster surface. Recommend treatments to confirm if algae related (if so Drian and acid wash is likely ($900-1400+) and remove these organic matter build ups. And I took a second look at this and none of the discoloration scraped off, likely not algae but still of general Black Algae concern due to the presence of so much algae elsewhere in the pool. Recommend attention /
treatments to help confirm.

Also note as described in tile section, movement is potentially seen, compromising the surface is movement is confirmed.

The waterline tile around the pool has minimal calcium buildup present. In between approximately every 10 tiles, appears to be a gap that forms consistently around the pool, this is most notably seen due to the black discoloration occurring on these tiles, which is likely organic matter, i.e. black algae showing where water loss may be occurring most, still these gaps while not super substantial now, but continue and likely in the next 5 to 10 years or less, will require attention which likely just means re mortaring and or resealing ($1-2k+) when the gaps become larger and or water loss is observed.

The coping stone around the pool is all in relative fair / good condition, the only areas of concern of mine, is near the skimmer where the deck stones are loose and or separating / settling = common with Hillside Properties, and currently requires minimal attention, to grind trip hazards, most notably seen on the southwest side and east side of the pool, where the decking stones meet the coping ($1-2k), this may also include remodeling and or adding mastic ($1k+) to these areas.

I do not see any movement expressed inside the skimmer throat to Tile connection which is a good thing, I do see some top deck movement, almost the same amount of movement seen as the difference in water level from the east side (shallower) and west side (deeper).

Pools are not meant to move more than .5-1” and we are currently seeing almost 1”, note that the tile itself could be out of alignment throwing off my judgement, but that is least likely.

Pool water has elevated calcium hardness levels compared to tapwater, there’s actually more total chlorine in the tapwater then there is the pool, the pH and alkalinity are ideal, and the CYA level seems to be low, recommend raising chlorine and CYA ($100+)

Additionally, note that there is some algae buildup present, and will need to be removed via treatments (+/- $275).

There is noticeable algae buildup, especially around the pool return and some wall area areas.

There does not appear to be any major signs of water loss = no running auto fill , or low calcium hardness levels, but the CYA is low, therefore recommend rechecking in 1 to 30 days to help confirm.

There are three returns and one return bottom cleaner.

There are two main drains. Appears VGBA complaint.

The skimmer only needs a new weighted basket ($50) or less) and soon a float o ring / float ($100 or less).

The skimmer appears to be normal function.

Water level was higher so I could not chemical the skimmer throat as easily / well.

The unit is likely original, non moving ? recommend updating the tires tail, gearing soon, rear float, and likely hose + more ($305+)

A new unit is $550+

The auto fill was not running during the appointment, recommend cleaning out the Auto fill canister if possible ($125 or less) also the float is a poor quality float recommend updating with a non metal version ($125 or less).

There are two pool lights installed, both our Spa size 6 inch lights, both light cans appeared to have condensation present inside the light lens, and should be updated for safety, like model lights are likely Jandy LED White ($700+ x 2) plus install and programming ($500 x2).

Due for minor quarterly filter cleaning ($150 or less) but since heavy algae is present recommend new elements ($400+) when treatments are complete

Note pressure gauge cover can be removed to see it better.

This filter pump is in working condition, note, though that the motor has likely ran at a high temperature- as I am seeing paint loss and rust on the motor itself, this is likely 25% of issue now, and will likely cause issue in the near future.

The cost of this pump is approx $1400 + $800 labor to install.

But I would expect this Pump to last 5-15 more years of use if not abused.

The heater is operating, however, there is no speed set for heater operation, and the flow is low on the filter pump, and so the heater does shut off due to low flow detected after approximately 10 to 30 seconds.

There is no higher speed setting on this outside panel to test better, but it is likely that this heater is fully functional as there is no water loss present and no abuse seen, but rather a programming error. Recommend minor service call to address + locate the remote ($205)

Pool lights high voltage.

Connected to GFCI plug ?

Recommend updating the breaker to GFCI as well ($400 or less via electrician) or converting future pool lights to low voltage ($600 or less).

The pool equipment is due to be repainted and re-labeled, and covered from UV using a UV mesh ($300 or less).