What Does a Pool Inspection
Include?
A pool inspection is not a general home inspection with the pool added on. It is a system-specific evaluation of the accessible mechanical, structural, electrical, and safety components. Here is what that means in practice.
A home with a pool is a home with a second mechanical system. That system has its own equipment, its own electrical requirements, its own plumbing, and its own structural conditions. It also has a service life. When things wear out, they fail in ways that cost real money.
Most buyers focus their inspection attention on the house. The pool gets treated as an afterthought, if it gets evaluated at all. A standard home inspection does not cover pool equipment. Your inspector will note that a pool is present. They will not run the pump, test the heater, check whether the underwater light has water in the niche, or verify that the main drain covers comply with federal safety requirements. That evaluation requires a separate, dedicated pool inspection.
A pool inspection covers five areas: the structure, the equipment, the electrical system, the plumbing, and the safety features. Here is what each of those means in practice.
Section 1: The Structure
The pool shell is the starting point. Three construction types are common across the Portland metro and SW Washington: gunite/plaster, fiberglass, and vinyl liner. Each has its own failure modes.
Gunite pools are reinforced concrete coated with plaster or a pebble finish. Over time, that surface deteriorates. I look for cracks, delamination, rough texture from plaster wearing through, and hollow spots. Hollow spots are found by tapping the surface. A solid sound is fine. A hollow thud means the plaster has separated from the shell below it, and that section will eventually fail. Surface cracks that run only through the plaster coat are different from structural cracks that run through the shell itself. Both get noted; structural cracks are the more serious finding.
Fiberglass pools are one-piece shells. They are less prone to cracking than gunite, but they develop their own problems over time: spider cracking in the gel coat, delamination where the fiberglass layers separate, and discoloration from chemical imbalance. Fiberglass repairs are manageable when caught early. When they are not, the cost rises quickly.
Vinyl liner pools use a flexible PVC liner to hold water. The liner sits over a frame and substrate. I check for tears, fading, lifting at the seams, and wrinkles that indicate the liner has shifted or the substrate below has settled. A liner replacement typically runs $3,500 to $7,000. A liner in good condition is an asset. One with multiple patches and visible seam lifting is a near-term cost.
Beyond the shell, I evaluate the coping. Coping is the cap material at the edge of the pool, where the shell meets the deck. Coping that has separated from the shell allows water behind the edge. That water cycles through freeze and thaw, and it accelerates deterioration in both the shell and the surrounding deck. Across the Portland metro and SW Washington, where temperatures dip below freezing most winters, this is a relevant finding.
The decking around the pool gets a full walk. I check concrete and paver surfaces for cracks, settlement, and drainage direction. Water should drain away from the pool. Where settlement has created low spots that hold water near the shell or adjacent to the foundation of nearby structures, that gets flagged. Trip hazards from raised edges or displaced pavers are noted as safety concerns.
Section 2: The Equipment
The equipment pad is where most of the mechanical work happens: pump, filter, heater, and any automation or chemical systems. Each component gets an operational test where conditions allow, a visual inspection for corrosion and wear, and an age assessment.
Pump
The pump circulates water through the system. I run the pump and observe it operating. I look at the motor condition, listen for bearing wear or unusual noise, check for corrosion at the housing and fittings, and assess the strainer basket condition. I note the age. A pump motor typically lasts 8 to 12 years. A buyer inheriting a 10-year-old pump is inheriting a component in the later part of its typical service life. Either way, it belongs in the report.
Filter
Pool filters come in three types: sand, cartridge, and diatomaceous earth (DE). The type affects what gets evaluated. I check the pressure gauge reading, the condition of the filter tank, and the backwash valve where present. A pressure reading significantly above the normal operating range indicates a dirty or restricted filter. DE grids and cartridge elements have finite service lives and get noted when replacement appears overdue.
Heater
Gas heaters and heat pumps both get an operational test where the water temperature allows it and the system is not winterized. I check the heat exchanger condition, controls, and gas connections on gas units. Heat pumps get an assessment of the refrigerant side and fan operation. I note the age. Heaters have a shorter service life than most buyers expect.
Automation and Chemical Systems
Many pools across the Portland metro and SW Washington have automation controllers that manage pump scheduling, lighting, and heater operation. Where present, I check the control panel and timer functions. Salt chlorine generators have a cell component that wears out over time. I assess cell condition and note approximate age where it can be determined.
| Equipment | Typical Service Life |
|---|---|
| Pool pump motor | 8 – 12 years |
| Pool filter (tank) | 15 – 20 years |
| Gas heater | 10 – 15 years |
| Heat pump | 10 – 20 years |
| Salt chlorine generator cell | 3 – 7 years |
| Automation controller | 10 – 15 years |
Equipment age matters because buyers who do not know what they are inheriting cannot plan for what is coming. A pool with a 14-year-old heater, a 10-year-old pump, and a 5-year-old salt cell is a pool with three components approaching end of life at roughly the same time. That is a different financial picture than a pool with equipment that was replaced three years ago.
Section 3: Electrical
This is the section most buyers underestimate. Water and electricity are a dangerous combination. The electrical requirements around pools exist because the consequences of getting them wrong are serious. Electrocution in swimming pools is a documented cause of death. Bonding and GFCI protection are the two main safeguards against it.
GFCI Protection
GFCI stands for ground fault circuit interrupter. A GFCI device detects current leaking outside its intended path and shuts the circuit off in milliseconds. The National Electrical Code requires GFCI protection on all outlets within 20 feet of a pool, and on dedicated circuits feeding pool equipment. I verify this protection is present and test it where accessible.
Bonding
Bonding is less familiar than GFCI but equally important. All metal components of a pool system, including the pump, heater, ladders, light niches, handrails, and reinforcing steel in the shell, must be connected by a continuous copper conductor. The purpose is to equalize voltage between all those components. Without bonding, a difference in electrical potential can exist between the water and a metal surface, and a swimmer touching both completes the circuit. This is called electric shock drowning. It does not require a visible arc or obvious malfunction. I check bonding conductors at the equipment pad and at accessible bonding points.
Underwater Lights
Underwater pool lights have niches built into the pool shell. I check the light condition, the condition of the niche, and whether the fixture shows evidence of water intrusion. Water inside a light niche is a finding that warrants further evaluation. I also verify GFCI protection on the light circuit.
Subpanel
Many pools have a dedicated subpanel that serves all pool equipment. Where present, I evaluate the subpanel condition, wiring, breaker sizing, and labeling.
Section 4: Plumbing
Pool plumbing evaluation covers the visible portions of the system. Buried lines are not visible and are not evaluated. What I can see gets checked thoroughly.
Supply and Return Lines
I inspect visible PVC supply and return lines at the equipment pad and at accessible points near the pool shell. I look for cracking, past repairs, evidence of leaks at fittings and valves, and signs of UV degradation in exposed sections.
Skimmers
Skimmers pull surface water into the filtration system. I check the skimmer bodies for cracking, the weir flap for proper operation, and the basket condition. Skimmers that have cracked at the base can allow water to migrate behind the pool shell, which accelerates structural deterioration over time.
Main Drains
This is a safety issue as much as a plumbing issue. The Virginia Graeme Baker Pool and Spa Safety Act, a federal law signed in 2007 and in effect since December 2008, requires anti-entrapment drain covers on public pools and spas, and any drain cover sold since then, including for home pools, must meet its safety standard. Suction entrapment, where a swimmer becomes trapped against an uncovered or improperly covered drain, is a documented cause of drowning. Missing, damaged, or outdated main drain covers are flagged in the report as a safety concern.
Section 5: Safety
Safety is a distinct part of the pool inspection, separate from the mechanical evaluation. Pool barrier fencing is regulated through building codes, with specific height and gap requirements. I evaluate the fencing and gates as installed, noting conditions that appear non-compliant. Code compliance determination is the responsibility of the local authority having jurisdiction. The inspection identifies conditions; it does not issue certificates of compliance.
Fencing and Gates
Self-closing and self-latching gates are required. I test the gates. I check fence height, spacing between pickets, and gaps at the base. A fence with gaps wide enough to allow a young child to crawl through is a hazard regardless of whether it technically meets minimum code requirements when measured.
Diving Boards and Slides
Where present, I evaluate the structural condition of diving boards and slides, the anchoring at the deck, and any visible condition issues. I note the manufacturer markings where visible, since many older diving boards have been discontinued and replacement parts are no longer available.
Safety Covers and Alarms
Safety covers get an assessment of condition and the anchoring system. A safety cover that is torn, has broken anchors, or cannot support weight is not functioning as a safety device. Pool alarms, where present, are noted for presence and general condition.
Section 6: What Is Not Included
Scope Limitations
- Free-standing hot tubs: Not part of the pool inspection service. In-ground spas are included, attached or separate. Portable above-ground hot tubs are a separate category.
- Water chemistry: Visual assessment only. Lab-based water quality testing is not performed as part of a pool inspection.
- Leak testing: A standard pool inspection is visual and operational. Pressure testing for underground leaks requires a specialist service.
- Buried plumbing: Not accessible, not evaluated.
- Winterized pools: Equipment cannot be fully operational-tested when the system is drained and closed. Structural, safety, and visible components can still be evaluated. The report will clearly note what could not be tested and why.
- Inaccessible conditions: Components covered by water, equipment housing, or structural elements that do not allow safe inspection cannot be evaluated. Limitations are documented in the report.
Section 7: In-Ground Spas
An in-ground spa, attached to the pool or set separately in the deck, is included in the pool inspection at no additional charge. The evaluation scope is the same as the pool itself: structural condition of the spa shell and coping, equipment operation (jets, blower, and controls), heater function, electrical bonding and GFCI protection at spa components, and visible plumbing.
A free-standing portable hot tub is a different product. It is not part of this service. If the property includes both an in-ground pool and a free-standing hot tub, the pool inspection covers the pool and any in-ground spa. The portable hot tub is not inspected.
What to Expect From the Report
Every finding is documented with photos. The report covers:
- Condition of each system and component
- Approximate age of major equipment
- Safety concerns requiring attention
- Recommended follow-up for any items that need specialist evaluation
Most reports are delivered same day. For full details on pricing and what is covered, see the pool inspection service page. Pool inspections are available for $295 when combined with a home inspection, or $395 as a standalone. See full pricing here.
Pool Inspection FAQ
