Swimming Pools & Spas

"Look before you leap...!"

The intent of a pool inspection is to evaluate the current condition of all accessible pool components and the inspection consists of four major areas:

Pool / spa placement and protection
This includes fencing, gates, screen enclosure, proximity to electrical wires, location of electrical outlets and placement to the home.

Pool / spa vessel and coping
This includes the pool and deck surface condition (cracks, discoloration, and pitting) and the coping surrounding the pool (open joints, cracking). Drains are inspected for the presence of anti-vortex covers for safety reasons.

Pool / spa equipment
This includes inspection of pool/spa lights, the presence of GFCI devices, junction box condition and location, pumps, filters, piping, timers, disconnects, heaters, controls, accessories, skimmers, and the appropriate electrical bonding is in place.

Pool / spa equipment operation This includes operation of the pump, inspection for leakage, proper skimming and filtration, heater activation, filter pressure and the operation of the spa blower.

Upon completion of the pool/spa inspection a detailed report will be generated. The report will summarize our findings and include general maintenance tips, identify areas in need of attention. These added value tips will help you understand how to make the pool operational and reasonable to maintain. Our report enables you to proceed with confidence in your purchasing decision and to look forward to becoming a pool owner.

Pool Alarms

by Nick Gromicko from interNachi.org

A pool alarm is a safety feature designed to alert adults when unsupervised children enter a pool. There are a number of different designs available, but none is foolproof.  Inspectors should become acquainted with these innovations, and inform their clients of the main types available, and the potential dangers of doing without.

Drowning remains the second leading killer of children under the age of 14 and, in many Sunbelt states, drowning tops the list. Approximately 350 children under the age of 5 drown in swimming pools annually, mostly in residential settings. Many of these deaths occur when unsupervised children enter a pool and are unable to swim or exit, resulting in drowning or near-drowning within minutes. In these situations, pool alarms may have reduced the response time of adults, perhaps saving the child.

Pool Alarm Types


  • surface wave sensor:  This type of sensor floats on the water and incorporates an electrical circuit that includes two contacts. One of these contacts rests in the water while the other is adjusted to remain above the water's surface. When a surface wave touches the above-surface contact, the electrical circuit is completed, causing an alarm to sound. Sensitivity can be increased or decreased by moving the above-surface contact closer or further from the water surface
  • sub-surface disturbance sensor:  Mounted to the pool wall below the water surface, this type of sensors is activated by wave-induced pressure changes. One design relies on the movement of a magnetic float below a magnetic sensor, while another design relies on a pressure-sensitive switch.  Sub-surface alarms can also be used in conjunction with solar covers, whereas the surface wave-sensor alarms cannot. 
  • wristband:  This device is worn around the child’s wrist and it cannot be removed without a key. The alarm will activate when the wristband becomes wet, which creates opportunities for false alarms, such as when the child washes his or her hands, or walks in the rain.

In 2000, the U.S. Consumer Product Safety Commission (CPSC) staff conducted a review of commercially available swimming pool alarm systems designed to detect water disturbance or displacement. The CPSC staff evaluated surface wave sensors, sub-surface disturbance testers, and the wristband. Testers concluded that the sub-surface pool alarms generally performed more consistently for true alarms than the other designs, which were more likely to emit false alarms.

Since pool alarms are not foolproof and they rely on someone remembering to activate them, they should not be depended upon as a substitute for supervision, or for a barrier completely surrounding the pool. Pool alarms should also be used in conjunction with other types of alarms, such as gate alarms, perimeter alarms, and window and door alarms. Even some pet doors come equipped with alarms, owing to the recent attention given to the 100 or so documented accidents where a child escaped to a pool through a pet door. Pool alarms are thus one protective layer of many, none of which is sufficient as a sole preventative measure against child drowning. 

Pool alarms can be used to save dogs and cats, too. Data show that one of every 1,027 pets drowns in pools each year, which is a statistically higher risk than the drowning threat for small children. The reason here is obvious:  pets are more likely to be allowed to roam free and unsupervised compared to small children, especially in rural areas where nearby traffic is not a danger. Also, pool fences may thwart children, while dogs and cats can jump or climb their way to the other side. Not all dogs are good swimmers, though, and even healthy dogs that are used to swimming in ponds might not be able to lift themselves out of a pool when they tire.

In summary, pool alarms are useful safety features, although inspectors should recommend to their clients that they be used strictly in conjunction with other strategies
Swimming Pool Barriers

by Nick Gromicko and Kenton Shepard from interNachi.org    

An outdoor swimming pool barrier is a physical obstacle that surrounds an outdoor pool so that pool access is limited to adults. “Pool,” in this context, includes outdoor hot tubs and spas. This barrier is often referred to as “pool fencing,” although walls made from brick or stone can be acceptable as well. Children should not be able to get under, over, or through the barrier.

Why are pool barriers important?

According to the U.S. Consumer Product Safety Commission (CPSC), approximately 250 children drown every year in residential swimming pools. In states where swimming pools are open year-round, such as Florida, Arizona and California, drowning is the leading cause of death in and around the home for children under 5 years old. Many of these deaths result when young children gain unsupervised access to swimming pools due to inadequate pool fencing.

2006 International Building Code Pool Barrier Requirements:

 Outdoor swimming pool. An outdoor swimming pool, including an in-ground, above-ground or on-ground pool, hot tub or spa, shall be surrounded by a barrier which shall comply with the following:

1.  The top of the barrier shall be at least 48 inches (1,219 mm) above grade measured on the side of the barrier which faces away from the swimming pool. The maximum vertical clearance between grade and the bottom of the barrier shall be 2 inches (51 mm) measured on the side of the barrier which faces away from the swimming pool. Where the top of the pool structure is above grade, such as an above-ground pool, the barrier may be at ground level, such as the pool structure, or mounted on top of the pool structure. Where the barrier is mounted on top of the pool structure, the maximum vertical clearance between the top of the pool structure and the bottom of the barrier shall be 4 inches (102 mm).

2.  Openings in the barrier shall not allow passage of a 4-inch-diameter (102 mm) sphere.

3.  Solid barriers which do not have openings, such as a masonry or stone wall, shall not contain indentations or protrusions, except for normal construction tolerances and tooled masonry joints.

4.  Where the barrier is composed of horizontal and vertical members and the distance between the tops of the horizontal members is less than 45 inches (1,143 mm), the horizontal members shall be located on the swimming pool side of the fence. Spacing between vertical members shall not exceed 1-3/4 inches (44 mm) in width. Where there are decorative cutouts within vertical members, spacing within the cutouts shall not exceed 1-3/4 inches (44 mm) in width

5. Where the barrier is composed of horizontal and vertical members and the distance between the tops of the horizontal members is 45 inches (1,143 mm) or more, spacing between vertical members shall not exceed 4 inches (102 mm). Where there are decorative cutouts within vertical members, spacing within the cutouts shall not exceed 1-3/4 inches (44 mm) in width.

6. Maximum mesh size for chain link fences shall be a 2-1/4 inch (57 mm) square unless the fence has slats fastened at the top or the bottom which reduce the openings to not more than
1-1/4 inches (44 mm).

7.  Where the barrier is composed of diagonal members, such as a lattice fence, the maximum opening formed by the diagonal members shall not be more than 1-3/4 inches (44 mm).

8.  Items 1 through 7, and shall be equipped to accommodate a locking device. Pedestrian access gates shall open outward, away from the pool, and shall be self-closing and have a self-latching device. Gates other than pedestrian access gates shall have a self-latching device. Where the release mechanism of the self-latching device is located less than 54 inches (1,372 mm) from the bottom of the gate, the release mechanism and openings shall comply with the following:

8.1 The release mechanism shall be located on the pool-side of the gate at least 3 inches (76 mm) below the top of the gate; and
8.2 The gate and barrier shall have no opening larger than 1/2-inch (13 mm) within 18 inches (457 mm) of the release mechanism.

9. Where a wall of a dwelling serves as part of the barrier, one of the following conditions shall be met:

9.1. The pool shall be equipped with a powered safety cover in compliance with ASTM F 1346; or
9.2. Doors with direct access to the pool through that wall shall be equipped with an alarm which produces an audible warning when the door and/or its screen, if present, are opened. The alarm shall be listed in accordance with UL 2017. The audible alarm shall activate within seven seconds and  sound continuously for a minimum of 30 seconds after the door and/or its screen, if present, are opened and be capable of being heard throughout the house during normal household activities. The alarm shall automatically reset under all conditions. The alarm system shall be equipped with a manual means, such as touch pad or switch, to temporarily de-activate the alarm for a single opening. De-activation shall last for not more than 15 seconds. The de-activation switch(es) shall be located at least 54 inches (1,372 mm) above the threshold of the door; or
9.3. Other means of protection, such as self-closing doors with self-latching devices, which are approved by the governing body, shall be acceptable, so long as the degree of protection afforded is not less than the protection afforded by Item 9.1 or 9.2 described above.

10. Where an above-ground pool structure is used as a barrier, or where the barrier is mounted on top of the pool structure, and the means of access is a ladder or steps:
10.1. The ladder or steps shall be capable of being secured, locked or removed to prevent access; or
10.2. The ladder or steps shall be surrounded by a barrier.  Items 1 through 9. When the ladder or steps are secured, locked or removed, any opening created shall not allow the passage of a 4-inch-diameter (102 mm) sphere.

Currently, the IRC makes no mention of regulations for “danger” or CPR signs that should be contained on pool barriers.
Pool Drain Hazards Inspection

by Nick Gromicko from interNachi.org

While drowning is a well-publicized danger associated with swimming pools, comparatively little has been reported about injuries and deaths caused by pool drains. Water rushing out of the drain creates a suction that can ensnare swimmers, usually small children, causing debilitating injuries and deaths. These drains come standard in swimming pools, hot tubs and wading pools, and while they appear harmless, inspectors and parents alike should understand how they could cause harm.

Drain covers can break or be removed by people who are unaware of the possible repercussions. When this happens, a swimmer playing with the drain may become stuck to it in a way similar to how a vacuum will stick to the palm of the hand, but with much more force; 350 pounds of pressure is normal for a pool drain, and public pools are even more powerful. This “suction entrapment” can hold the bather in the drain's grasp until the person drowns or escapes, often seriously injured.

The Consumer Product Safety Commission (CPSC) distinguishes between five types of drain entrapment:

  • body entrapment, where a section of the torso becomes entrapped. The CPSC is aware of 74 cases of body entrapment, including 13 confirmed deaths, between January 1990 and August 2004. The deaths were the result of drowning after the body was held against the drain by the suction of the circulation pump;

    limb entrapment, where an arm or leg is pulled into an open drain pipe;

  • hair entrapment or entanglement, where hair is pulled in and wrapped around the grate of the drain cover. The CPSC is aware of 43 incidents of hair entrapment or entanglement in pools, spas and hot tubs between January 1990 and August 2004. Twelve of the incidents resulted in drowning deaths;

  • mechanical entrapment, where jewelry or part of the swimmer’s clothing gets caught in the drain or grate; and
  • evisceration, where the victim’s buttocks come into contact with the pool suction outlet and he or she is disemboweled. While these accidents are rare, they result in lifelong impairment.

While laws regulating swimming pools are complex and vary by state, it is still helpful for inspectors to learn the following ways in which pool drains can be made safer.

  • Make sure the drain cover is present and firmly attached. If the drain cover is missing or damaged, no one should be allowed to enter the pool, and a professional should be contacted immediately. The CPSC requires anti-entrapment drain covers to be installed in all public pools, as of December 2008.

  • Make sure there is a safety snap fitting serving the ground pool cleaner. These devices automatically suck away dirt and leaves, but if they become disconnected from the suction fitting at the pool wall, a hazardous situation can develop. A safety snap fitting is a spring-loaded stopper that will end any suction through the port if any disconnection occurs.

  • Check to see if there is a safety vacuum-release system. This device will cause the drainage to automatically cease if any entrapment occurs.

  • Check for anti-entanglement drain covers. These are a type of fitting that is molded in a particular way so as to prevent hair entanglement.

  • Use no drains at all. Gutters and overflows can be used to provide water to the pump without the need for a drain.

  • Install an additional drain. According to the CPSC, “Providing multiple outlets from the pool to the suction-side of the pump allows flow to continue to the pump, and reduces the likelihood of an entrapping suction being generated when a body blocks one of the outlets.”

In summary, accidents caused by pool drains are often gruesome, but they can be prevented.