A Pool Inspection Guide For Home Buyers

If you're considering buying a house with a pool, it's important to conduct a thorough examination to ensure you're making a sound investment. Pools can be a great source of entertainment and a valuable asset, but they also come with maintenance costs, safety hazards, and potential repair expenses. Here's an overview of the key areas to focus on when inspecting a pool during the home-buying process:

- Leaks and structural issues: Check for any signs of leaks, including water levels dropping below the filter box, paving or concrete cracks, and damp areas around the pool equipment. Also, look for cracks in the concrete, missing or chipped tiles, and worn or faded surfaces, as these could indicate more significant problems.

- Equipment condition: Inspect the pump, filter, heater, and other equipment for proper functioning. Look for excessive noise, leaks, or dirty chlorinator cells. Ensure the pool lights work if you can visit in the evening.

- Safety regulations: Verify that the pool meets federal, state, and local safety standards, such as specific fence heights, functioning pool gates, and resuscitation signs. Address any potential safety hazards, especially if you have children or pets.

- Maintenance and costs: Understand the ongoing maintenance requirements and associated costs. Ask the current owners about their monthly maintenance expenses and research the average maintenance costs for pools in your area. Don't forget to factor in potential insurance cost increases due to pool ownership.

- Resale value: Consider the potential impact on the property's resale value. While a pool can be a desirable feature, it may also deter some buyers due to the associated maintenance and costs.

- History and age: Find out the age of the pool and any relevant maintenance history, such as replastering or refurbishment. Older pools with unknown maintenance records may require more significant investments to keep them in good condition.

- Safety precautions: Identify any safety precautions already in place, such as fences, locked gates, or pool covers. Ensure these meet the required safety standards and consider what additional safety measures you may need to implement.

- Algae and mold: Ask the current owners about any issues with algae, mold, or other substances. Inconsistent maintenance or debris can lead to algae blooms and mold outbreaks, which require vigilant upkeep to control.

- Value impact: Discuss with your realtor how pools generally affect the value of homes in your area. Consider factors such as the climate, the presence of pools in nearby homes, and the size of the lot.

- Professional inspection: Consider hiring a certified pool inspector to conduct a comprehensive inspection, including a leak detection test and an evaluation of the operating systems and pool surfaces. Their expertise can help identify potential issues and provide peace of mind.

Check for leaks

Leaking is one of the most common issues with pools. A leaking pool can cause serious structural damage and lead to higher water bills. Therefore, it is important to check for leaks when examining a pool during the process of buying a house.

Firstly, check the water level in the pool. If the water level drops below the filter box, this usually means there is a leak in the pool shell. If the water level sits at the base of the filter box and doesn't drop any further, the leak is likely in the pipes or filter equipment.

Next, examine the area around the pool filter and pump. If there is any water or dampness, this could indicate anything from a minor issue like a cracked rubber seal to a more serious problem like a damaged pump.

You can also perform a bucket test to check for leaks. Take a 5-gallon bucket and fill it with water from the pool to around two inches from the top. Turn off the pool pump and mark the water level inside the bucket and in the pool with tape. After 24 hours, compare the water levels in the bucket and the pool. If the water in the bucket has decreased at the same rate as the pool, evaporation is likely the cause. If the pool water has decreased more than the bucket, there is probably a leak.

If you suspect a leak, you can use a dye test to pinpoint its location. Turn off the pump and any water features to keep the water as still as possible. Squirt leak detection dye into the water near the wall of the pool, close to the surface. If there is a leak, you will see the dye move towards it. Use waterproof tape to mark the spot so you can patch it up later.

If you are unable to identify the source of the leak, consider hiring a professional pool inspector to conduct a pressure and leak test.

Inspect the pool's interior surface

When examining the interior surface of a pool during a house inspection, there are several key things to look out for. Firstly, if the pool has a concrete interior, keep an eye out for cracks, splits, and missing or cracked tiles. Faded tiles can also be a warning sign. Pools typically need to be re-plastered every 20 years, so it is worth finding out when the pool was last resurfaced. If the pool has a fibreglass interior, small and large bubbles on the surface can indicate that water is getting behind the fibreglass coating, which will eventually lead to leaks. Black spots in fibreglass pools are almost impossible to remove and will often return, creating tiny pinhole-sized holes in the surface. This will require a full refurbishment.

Another thing to look out for is the finish of the interior. The three major types of finish are marcite (white Portland cement mixed with finely ground marble), quartz aggregate (a step up from marcite, including granules of natural quartz), and pebble (the most durable and expensive option). The finish should be generally uniform and free of stains, streaks, discolouration, or rough patches. Hairline cracks are normal with ageing finishes, but a professional should assess them to ensure they are not indicative of underlying structural issues.

If the pool has tiles, check that the grout completely surrounds each tile and is in good condition. Look for chips and any corners where grout has deteriorated, exposing sharp edges. Also, scrutinise the tiled areas for any individual tiles that appear to have been replaced but do not closely match their neighbours in colour and pattern.

Finally, check the coping—the decorative element that separates the pool structure from the surrounding deck. Coping typically runs 12 to 18 inches in depth and can be made from brick, natural stone, concrete coping stones, or coloured concrete pavers. The coping material should be stable, without loose or seriously chipped pieces. The grout between each piece should be intact, and there should be a waterproof seal between the coping and the deck. Inspect for coping pieces with stains or cracks, which could indicate that the deck is shifting.

Check for safety measures

When examining a pool as part of buying a house, it is important to check for safety measures. This includes checking that the pool complies with local safety regulations, which vary from state to state and municipality to municipality. For example, in Queensland, it is required that if a house with a pool is being sold, the owner must have a current pool safety certificate provided by a licensed pool safety inspector.

A common pool safety mandate is a permanent perimeter fence at least 5 feet high that surrounds any accessible perimeter of a pool. The fence gate should open outward and have a self-closing, self-latching lock. Local regulations may also require alarms on doors and windows that lead to the pool, safety glass on windows within 5 feet of the water's edge, a stable pool cover, or an alarm that activates if someone touches the pool water.

It is also important to check for other safety hazards, such as a diving board, which can pose a major safety risk. This includes the risk of falling while climbing the ladder, hitting the diving board while trying tricks, and divers accidentally landing on swimmers in the water. As a result, insurance companies may charge a higher premium or not cover diving board injuries at all.

In addition, it is crucial to be aware of potential pool-related injuries or deaths, as insurance providers commonly refer to residential pools as "attractive nuisances". It is recommended to increase liability coverage beyond what is offered through a standard homeowner's insurance policy, such as by taking out a personal umbrella insurance policy.

Ask about maintenance costs

When buying a house with a pool, it's important to understand the maintenance costs involved. Pools require regular upkeep, from weekly cleanings to chemical treatments, filter replacements, and resurfacing. Heated pools can also significantly increase utility bills, and broken pumps or pipes can lead to unexpected costs.

Monthly Maintenance Costs

Homeowners with pools spend between $80 and $150 per month on average to maintain their pools, according to HomeAdvisor.com. This includes weekly cleanings, which cost between $115 and $353 on average, depending on whether you do it yourself or hire a pool maintenance service. When buying a house with a pool, it's essential to factor these ongoing costs into your budget. Ask the current owners for an estimate of their monthly maintenance expenses to get a sense of what you might need to spend.

Resurfacing and Replastering

In addition to routine maintenance, pools may require more significant interventions like resurfacing or replastering over time. Plastered pools typically need replastering every ten years, while vinyl liners should be replaced every 5 to 10 years. Ask the current owners when the pool was last resurfaced or replastered and factor the cost of this work into your long-term maintenance plan.

Equipment Maintenance and Replacement

Pool equipment, such as heaters, filters, and other crucial features, also requires maintenance and may eventually need replacement. Ask the current owners about the age and condition of the pool equipment and whether they have had any issues or repairs. Find out if there is a warranty on the equipment and get the details of the manufacturer and installer.

Safety Precautions and Repairs

Safety features like fences, locked gates, and pool covers are crucial to prevent accidents and may be required by local regulations. Ask the current owners about the safety precautions in place and whether there have been any issues or repairs. Find out if there is a history of leaks, as this could indicate more serious problems. Also, inquire about any additional insurance costs associated with pool ownership, as it may increase your homeowner's insurance premiums.

Energy Costs

If the pool is heated, ask about the energy costs. The cost of running a pool heater can vary depending on the type of heater and energy source, but it can add significantly to your monthly expenses. Ask the current owners for an estimate of their monthly energy bills to understand the potential costs.

By asking these questions and getting a clear picture of the maintenance costs, you can make an informed decision about buying a house with a pool and budget accordingly.

Check the pool's equipment

When examining a pool as part of buying a house, it is important to check the equipment. Here are some key considerations:

Firstly, check for any leaks. Water levels dropping below the filter box could indicate a leak in the pool shell, which can be costly to fix. Look for water or damp areas around the pool filter and pump, which could indicate anything from a minor issue like a cracked rubber seal to a damaged pump. Also, listen out for excessive noise from the pump, which could indicate a problem.

Next, examine the pool's interior surface. If the pool has a concrete interior, look for cracks, missing or cracked tiles, and fading. Pools typically only need to be re-plastered every 20 years, so if the pool is relatively new, this shouldn't be a concern. However, if the pool is older, or you notice signs of wear and tear, it may need to be resurfaced.

Check the chlorinator to ensure it is clean and functioning properly. A dirty chlorinator can impact the effectiveness of the chlorine in maintaining safe water quality.

Inspect the pool lights, especially if you are able to visit the property in the evening. Ensure all lights are working and there are no electrical issues.

Finally, test the functionality of the pool equipment, including the pump and filter. Turn on all the systems and observe them in operation. Check if all parts are secure and listen for any unusual noises that may indicate mechanical issues. Ensure the systems are properly grounded and wired, with a ground fault interrupter (GFI).

Frequently asked questions