Location: South West Side of Home
Style: Wood
Notes: The gate does self close however it does not self latch all the time. It currently needs some minor modifications to achieve this solution.

Approx Gallonage: 22 - 25 K
Dimensions: 14 x 30
Notes: Overall the pool plaster surface is in fair to good condition, a 4-6 out of 10.

The two areas I found to have some issue is the spa top step, and the pool steps. This is where the plaster life shows itself the most. The spa top step has mild cracking from age, this is normal. And the pool steps and walls are degrading and flaking off showing that it is in fact failing currently.

I would expect another 2 - 7 years from this plaster surface before replaster is required. Re-plastering of this swimming pool and spa would range between $4500-5500.

Size of Tile: 3 x 3
Type of Tile: Ceramic
Notes: The tile is in good condition. No loose or missing tile.

There is mild calcium buildup mostly on the walls and the sunset side of the waterline tile.

To remove this calcium completly throughout the pool expect a cost of $400-500.

The water chemicals are not correctly balanced;

1. The chlorine is extremely high. It is not safe to use the pool currently. The chlorine MUST be lowered to use this pool, also to have the chlorine this high will and is currently damaging the already aging pool heater. The internal heating core is designed to not exceed 5-10 ppm of chlorine for no more than 24 hours, it is currently at 5 times that level. It can also damage the pump seals on all pumps.

2. The Cynuric level is very high about 5 times too high also. This needs to be between 30-50 ppm, its currently sitting between 120-150. The only way to lower this is to drain or 1/2 drain the body of water.

3. Alklinity and PH are showing in opposite directions meaning they have been balanced seperatly, prolonged exposure to this type of imbalance will greatly reduce the life of the plaster, this should be balanced ASAP.

I also feel that due to organic growth outbreaks in the swimming pool ma have caused the maintenance provider to over chlorinate. Instead of simply removing the phosphates and then shocking / maintaining a mildly high chlorine (5-10 ppm) level this pool is now in a dangerous condition.

All water issues can be resolved by removing phosphates (algae food), chlorinating properly 5-10ppm, and keeping the ph in line, as well as now draining 50-70% of this pool to bring it back in line. This all can be achieved for approx $250-400 service charge.

Skimmer Notes: The skimmer float is missing its internal o ring. The float is also yellowed from over chlroine. Therefore replacement is recommended ($55).

Main Drain Notes: The current main drain cover is anti-entrapment, however its is not the new VGBA compliant cover. Recommend replacing this cover with a compliant, safe, anti entrapment cover ($88).

Manufacturer: Polaris
Model: Polaris 360
Notes: The bottom cleaner is in great working condition. It currently needs a new tail scrubber, and about 10 feet of hose to be removed from the line to properly fit this swimming pool ($105 service charge). Otherwise this unit is in great condition.

Pool Auto-Fill: (Yes)
Spa Auto-Fill: (No)
Style: (Manual Turn Style)
Notes: The pool autofill is in great working condition. It is located against the home, in the north east side of the back of the home. It doesn't leak or show issue while in use.

Manufacturer: Fiberstar
Model: Halogen Single Bulb
Watts: 750 Watts
Notes: The fiber tower is in fair condition, its off its base and may need to be serviced to ensure the light area is clean of debris ($125 service charge). This tower is in working condition. Note these towers typically last 7-15 years without issue, replacement cost is approx $600 for the tower and $100+ for the lighting element (element replacement every 5-10 years).

I personally love the fiber tower / fiber optic lighting, its the brightest, most servicable, lowest cost of ownership light. Therefore I feel this unit is in good working condition, however I would expect this unit to fail in the next 1-24 months.

Manufacturer: Sta-Rite
Model: System 3 Cartridge S7M120
SQFT: 300
Notes: The filter is in fair overall condition, the filter element most likly needs replacement in the next 1 - 24 months due to the high filter pressure (30 psi at 3400 150GPM), and the high chlorine levels.

I'd recommend first cleaning the elements to see the pressure improve to 10-15psi at 3400 rpms ($65) . If it does not lower after cleaning recommend replacment ($300-450).

Manufacturer: Sta-Rite
Model: IntelliPro
HP: 3.0
Notes: The filter pump is in great working condition. It currently filters the swimming pool and spa.

Manufacturer: N/A / Sta-Rite
Model: Dyna Glas / Unknown, no markings
HP: no markings
Notes: This spa jet pump is in good to fair working condition. It does sound like it has mild strain on the pump bearings. This may be due to the high chlorine levels or running dry in the past. This pump appears to be 10+ years old, I would expect this pump to last another 12 - 48 months without issue.

Manufacturer: N/A / Sta-Rite
Model: Dyna Glas / Unknown, no markings
HP: no markings
Notes: This waterfall pump is in good working condition. It also sounds like it has a mild strain on the pump bearings. This may be due to the high chlorine levels or running dry in the past. This pump appears to be 10+ years old, the motor appears to be newer (1-5 years) I would expect this pump / motor to last another 48-72+ months without issue.

Manufacturer: Sta-Rite
Model: System 3 Natural Gas
BTU: no markings, estimated 400K
Notes: The heater is in good working condition, however this heater is in poor to fair physical condition. It currently turns on and operates as inteneded, however the base is cracked and the markings and solar protector are worn and can be replaced ($55-110) to provide the heater with display protection.

I would classify this heater at a 2 out of 10 condition.

I would expect this heater to operate without issue for another 2 - 12 months. I would expect this heater to require major repair in the next 12 - 48 months.

Est. Replacement cost is $2900; in approx 48 months.

Manufacturer: Jandy
Model: RS8
Indoor Wall Panel & Outdoor Panel
Notes: The indoor panel is in good working condition. The outdoor panel is in fair working condition. I feel that the outdoor panel was left open and exposed to the sun for a period of time (6-12 months) and caused some significant wear on this board. In order for the outdoor panel to work you must put extra pressure to operate the buttons and the lights are also worn significantly. Like the heater i would expect another 2- 48 months from this unit before repair ($250+) or replacement ($1200) is needed.

Auxillary Filter Pump Controller, is in good working condition.

There are two actuator valves, both are in working condition, however they are currently turned to the off position for an unknown reason. During my inspection I turned the valves to the on position to test, both tested well, and are in good working condition.

Recommend adjustments to these "turned off actuators" to bring this pad back to "working and functioning" condition, currently with these valves off it is not in "working" condition and does not function as intended.

There are also several 3 way valves and check valves, all are older than 10 years, every 10 years you must open and lubricate all o rings on all valves; $450, I would recommend this service for all movable valves installed.

I'd also recommend painting the piping and the valving to ensure proper UV protection ($150-300 service charge), or covering with a sun cover roof.