Pre purchase pool inspection
A pre purchase pool inspection is a scheduled visit that produces a written punch list covering water condition, the equipment pad, plumbing, covers, lights and drain safety. Buyers use it to negotiate, sellers use it to remove surprises, and agents use it to keep a closing from stalling over a pump.
Signs you need this
- The listing says recently serviced with no records behind it
- Recently serviced means nothing without dates and readings. Ask for the last invoices. If nobody can produce them, assume the pool has been kept alive rather than actually maintained.
- The pad has three brands and one new looking part
- A single shiny component on an old pad usually means something failed right before listing. It is worth knowing whether that repair fixed a problem or covered one long enough to close.
- The pool is crystal clear on the day of the showing
- Any pool can be made to look good for 48 hours. Clarity on showing day tells you about last week, not about the heater, the plumbing, or the surface hiding under the water.
- The heater has not been run because it is summer
- A heater nobody has fired is a heater nobody can vouch for. We run it during the inspection, because a failed heater discovered in November is entirely your problem by then.
- The main drain covers look old or carry no visible stamp
- Certified covers carry a molded date and a service life. A missing or unreadable stamp is a genuine finding, and it is one of the few pool items with a safety standard sitting behind it.
What is included
Included in the plan
- Written punch list you can hand to an agent or a lender
- Equipment pad inventory with model numbers where readable
- Pump, filter, heater and sanitizer function checked under load
- Water condition and chemistry documented with readings
- Lights, covers, fencing and gate condition noted
- VGBA compliant drain cover check with the date stamp recorded
Extra, and always in writing first
- Leak investigation when the inspection suggests one
- Repair quotes attached to the punch list items
- Seller side inspection done before the listing goes live
- Re inspection after agreed repairs are completed
Extras need a written yes with the dollar amount before the work starts. No verbal add ons, ever.
What it costs
Quoted after a photo
Inspection pricing depends on pool size, whether there is an attached spa, equipment count, whether the pool is currently running, and how fast the report is needed inside an option period. The fee credits toward a clean or a repair within a set window if you close.
We do not publish a number the phone will not honour. See how pricing works.
What moves the price
A range is only honest if you can tell which end you are on. These are the things that decide it.
| Factor | What it does to the number |
|---|---|
| Pool size and whether there is a spa | A spa is a second body of water with its own equipment, valves and heater behavior. Inspecting it properly takes real time on top of everything the pool itself requires. |
| Equipment count on the pad | Every pump, filter, heater, sanitizer and cleaner has to be identified, run and recorded. A loaded pad takes longer to document than a simple pump and filter with nothing else attached. |
| Whether the pool is currently running | A pool that has been shut off cannot be tested under load without being brought back up first. That is more time on site and sometimes a return trip to see everything running. |
| How fast you need the report | Option periods do not move. A report needed inside a tight window gets prioritized, and we tell you plainly before you book whether we can hit the date you are working to. |
A pool inspection or the general home inspection
| Dedicated pool inspection | General home inspection | |
|---|---|---|
| Equipment | Each unit run and recorded by model | Usually noted as present and operating |
| Heater | Fired and watched | Often skipped out of season |
| Drain covers | Stamp read and photographed | Rarely examined at all |
| What you negotiate with | A punch list with repair prices attached | One sentence inside a longer report |
Short version. The pool is often the most expensive single system on the property after the roof and the heating and cooling. It deserves somebody who only looks at pools.
Our process
Tell us your option period date
Timing drives everything in a transaction. Give us the deadline and we schedule around it, rather than delivering a report the day after it stopped being useful to you.
Inspect and photograph everything
Pad, plumbing, water, lights, covers, fencing and drain covers. Model plates and date stamps get photographed, because a claim in a report is worth less than the picture behind it.
Written punch list, plainly worded
Items are separated into what is broken, what is aging, and what is fine. Agents and sellers can read it without a translator, which is the entire point of the document.
Quotes on request
If you want numbers to negotiate with, we attach repair prices to the punch list items. That turns an argument about condition into a conversation about dollars.
How long it takes
Tell us your option period deadline
Same day reply
Inspection on site
Scheduled around your deadline
Written punch list with photos
Usually within 24 hours of the visit
Repair quotes attached on request
Same report, no second wait
Through a North Texas year
- March to MayPeak buying season in Denton County and the busiest window for option period work. Book early, because the calendar fills up around the same weeks every single year.
- June to AugustEverything shows well. Water is warm, the pool looks its best, and the heater is the item most likely to be hiding a fault, which is exactly why we run it anyway.
- September to NovemberThe heater matters most now and so does the cover. Buying a pool in fall means you inherit whatever winterizing decision the seller does or does not make before closing.
- December to FebruaryCold weather inspections take longer and some items cannot be fully tested on a pool that has been shut down. We list what we could not verify rather than glossing over it.
Our water. We record what the water is doing on the day and what it says about the past. Scale at the tile line, etched plaster and stained surfaces all point at how the pool has been run, and our hard fill water at 150 to 250 parts per million makes those signs easy to read. Chemistry on an inspection is evidence, not a service.
Common mistakes we get called to fix
Booking the inspection at the end of the option period
Findings need time to turn into a negotiation. A report delivered on the last day gives you nothing you can act on, and sellers on the other side of the table know that.
Accepting a verbal all clear from a service company
If it is not written with photos and model numbers it does not help you at the table. Verbal reassurance is worth exactly nothing the moment the deal closes and the pool is yours.
Assuming the seller service company will be objective
The company that has been maintaining the pool has an interest in it looking well maintained. Buyers should get their own set of eyes, and sellers should expect them to.
Pre purchase pool inspection Flower Mound buyers can take to a negotiation
Order it early in the option period, not on the last day. A pre purchase pool inspection Flower Mound buyers order with a week to spare leaves room to get a repair quote, and a written quote is what moves a number at the table. A report that lands the night before the deadline is information you cannot use, and it happens more often than it should.
Ask for the equipment to be powered on for the visit. We cannot test a heater, a cleaner or a controller on a house where the breaker is off and the pool has been sitting since the listing went up. A pre purchase pool inspection Flower Mound agents arrange properly includes that request in writing to the seller, and it is the single thing that changes what the report can tell you.
The finding that changes the most deals in Flower Mound is not the pump. It is a heater nobody has fired in two years, because it never occurs to anyone to test one in July and the cost lands on whoever owns the house in December.
What this looks like on a real job
Photo slot
A real in-progress shot from a pre purchase pool inspection job. Crew or equipment visible, not a stock backyard.
Photo slot
The finished result plus a clear photo of the equipment pad, the kind that goes into the photo report after every visit.
Related work on the same route
Common questions
Does the general home inspector already cover the pool?
Rarely in any depth. Most general inspections note that the pool exists and that the pump runs. Heater function, salt cell life, plumbing leaks and drain cover compliance usually sit outside that scope.
Should a seller get one before listing?
It is often the smarter move. Finding the failed heater yourself gives you the choice of fixing it or pricing it. Finding it during the option period hands that choice to the buyer instead.
What does the report say about drain safety?
We record whether the main drain covers are VGBA compliant and photograph the date stamp on the cover. Covers carry an expiration, and an expired or missing cover is a real finding, not a formality.
How fast can you turn a report around?
We schedule around option periods because that is when it matters. Tell us the deadline when you call (945) 300-4080 and we will tell you honestly whether we can hit it.
Start this week
Send the city and a pad photo. You get the plan before the first stop.