Buying a home with a pool sounds great until you realize the pool could be a beautifully maintained asset or a major repair bill waiting to happen, and most buyers have no idea which one they’re looking at. Standard home inspectors typically know very little about pools. They’ll check a few boxes, note the equipment is present, and move on.
If you’re serious about a property with a pool, you need a closer look. Here’s what to pay attention to.
Get a Dedicated Pool Inspection
First: hire a pool inspector for the inspection period. Not a general inspector who “also does pools” – a specific pool equipment and structure inspector who can pressure-test the lines, evaluate the equipment condition, and properly assess the shell or liner.
Budget $150-$300 for this. It’s worth it when you consider that a replastering job runs $10,000-$20,000 and an underground plumbing leak can cost thousands to locate and repair.
Equipment Age and Condition
Pool equipment has well-known lifespans. Check labels on the equipment pad and ask the seller what they know:
- Pool pump – single-speed pumps last roughly 8-12 years. A very old single-speed pump also means high electricity bills — they use 2-3x more power than variable-speed pumps.
- Filter – the tank on a sand or cartridge filter can last 15-20 years, but the media needs regular replacement. Ask when the sand was last changed or whether cartridges have been maintained.
- Salt cell – if it’s a salt pool, the cell is the most expensive consumable. Lifespan is roughly 3-7 years depending on brand and care. A replacement runs $300-$700. Ask when it was last replaced and whether the control board shows any error history.
- Heater – gas heaters typically last 8-12 years. Old heaters develop corroded heat exchangers that can fail shortly after purchase. If the heater is original to a 15-year-old house, budget for a replacement.
An equipment pad that’s clearly original and 15+ years old is a negotiating point. Don’t accept “it all works” as a substitute for knowing the actual age.
The Pool Shell or Liner
For concrete or plaster pools, walk the perimeter and look for:
- Rough or pitted plaster – a sign it’s nearing end of life. Replastering is $10,000+ for a typical pool.
- Staining that doesn’t brush off – might be cosmetic, might indicate long-term chemistry problems
- Cracks – surface crazing is common and usually cosmetic. A crack that goes through the shell is a structural issue.
- White chalky deposits around fittings or at the waterline (efflorescence) – can indicate an active leak
For vinyl liner pools, look at the liner closely for fading, brittleness, or tears near fittings, steps, and corners. Liner replacement for a typical pool runs $3,000-$5,000.
Check for Leaks
A pool losing more than about 1/4 inch of water per day beyond evaporation may have a leak. The classic DIY check is the bucket test: fill a bucket to pool water level, set it on a step in the pool, mark both levels, and check after 24 hours. If the pool dropped significantly more than the bucket, there’s likely a leak somewhere.
Underground plumbing leaks are expensive to find and fix – $1,000-$3,000 just for detection and repair, sometimes more if the leak is under the shell or deck. An active leak is a serious negotiating point.
Bonding and Electrical
All pools are supposed to have a bonding grid – copper wire connecting all metal components (pump motor, light, ladder, rails) to equalize voltage and prevent electric shock hazard around the water. A pool inspector should verify proper bonding. Also confirm the pool light and any outlets near the pool are on GFCI circuits.
Electrical issues near water aren’t something you want to discover the hard way.
Ask About Maintenance History
Sellers who have actually maintained their pool usually have something to show for it – service records, chemical receipts, equipment paperwork. Sellers who haven’t maintained it often can’t tell you when the filter was last cleaned, whether the salt cell has been inspected, or what chemicals they use regularly.
That gap in the conversation tells you something. A well-maintained pool is a real asset and should be treated that way in the negotiation. A neglected one with aging equipment is a liability that the price should reflect.