A Florida Home Inspection Company’s Guide to Pool and Spa Inspections: What Buyers Need to Know Before They Buy

As a Florida home inspection company, we’ve learned that a swimming pool or spa can be one of the most exciting — and most expensive — features of a property. For many buyers, it’s a symbol of the Florida lifestyle: relaxing weekends by the water, backyard barbecues, and an escape from the summer heat.

But while pools and spas can be a dream feature, they also come with unique systems, safety concerns, and maintenance demands that not every homebuyer is prepared for. That’s why a pool and spa inspection is such an important part of the buying process here in Florida.

Our goal in this article is to explain exactly what a pool and spa inspection is, what we look at during one, and how this information can save you from costly surprises after you move in.

What is a Pool and Spa Inspection?

A pool and spa inspection is a specialized evaluation of the condition, safety, and functionality of a home’s pool, spa, and their related systems.

This is not the same as a standard home inspection. While some general home inspectors include basic pool checks, a full pool and spa inspection is more detailed, covering not only the structure and equipment but also the electrical, plumbing, and safety features specific to pools and spas.

In Florida, where many homes have in-ground pools or attached spas, this inspection is often just as important as checking the roof or HVAC system. Pools are complex structures that combine water, electricity, and mechanical systems — three things you don’t want to leave unchecked.

What a Pool and Spa Inspection Typically Covers

When  conducted, a pool and spa inspection will typically examine four main categories: structure, equipment, plumbing, and safety features. Here’s a breakdown of what’s generally included.

A. Structural Condition of the Pool and Spa

The pool shell, decking, and surrounding area must be in good condition to avoid leaks, injuries, and costly repairs.

We check for:

• Cracks in the pool shell or spa basin — These can indicate settling, structural stress, or water loss.
  
  

• Condition of the finish — Plaster, pebble, fiberglass, or tile surfaces may show signs of deterioration like pitting, staining, or delamination.
  
  

• Coping and decking — Looks for loose stones, cracked concrete, or uneven surfaces that could be trip hazards.
  
  

• Drain covers — Must should meet standards to prevent entrapment.
  
  

• Tile lines — Missing or damaged tiles may indicate water level fluctuations or shifting.
  
  

• Signs of leaks — Persistent low water levels, wet spots around the pool, or mineral deposits.
  
  

B. Equipment Condition and Operation

Pool and spa systems rely on mechanical and electrical components to circulate, filter, heat, and sanitize the water.

We inspect:

• Pumps — Listening  for unusual noise, check for leaks, and verify that the pump is properly sized for the pool.
  
  

• Filters — Cartridge, sand, or DE filters are evaluated for condition, leaks, and correct installation.
  
  

• Heaters — Gas, electric, or solar heating units are checked for functionality and efficiency.
  
  

• Automation systems — Many Florida pools have control panels or smart systems for pumps, lights, and heaters.
  
  

• Pool lights — Checked for operation and proper grounding to prevent electrical hazards.
  
  

• Saltwater systems — Inspected for proper cell function and corrosion resistance.
  
  

C. Plumbing and Circulation Systems

Things that should be looked  at:

• Skimmers and returns — Proper suction and return flow are key to keeping the pool clean.
  
  

• Main drains — Checked for safety compliance and performance.
  
  

• Plumbing lines — Inspected for visible leaks, pressure loss, or poor installation.
  
  

• Water features — Fountains, waterfalls, or jets are tested for operation and leaks.
  
  

D. Safety Features

Safety is one of the most important parts of a pool and spa inspection, especially in Florida where pools are common in family homes.

Check for:

• Barriers and fencing — Florida law requires safety barriers for residential pools to prevent unsupervised access.
  
  

• Self-closing, self-latching gates — Gates must swing outward from the pool and close automatically.
  
  

• Alarms — Doors and windows with direct pool access should have audible alarms.
  
  

• Anti-entrapment devices — Proper drain covers and split main drains to prevent suction hazards.
  
  

• Slip resistance — Pool decks should have slip-resistant surfaces.
  
  

Why Pools and Spas in Florida Need Special Attention

Owning a pool in Florida is different from owning one in other states because of our unique climate, water table, and environmental factors.

A. Year-Round Use Means More Wear

In many parts of the country, pools are used only during the summer months. Here, they can be in operation year-round, which means pumps, heaters, and filters are constantly running — and wearing out faster.

B. High Water Table Concerns

Florida’s high water table means that improper drainage or pool leaks can cause soil movement and even structural lifting of empty pools.

C. Sun and Chemical Exposure

The intense Florida sun accelerates the breakdown of pool finishes, while high chlorine or salt levels can cause corrosion to metal parts.

D. Hurricane and Storm Risks

Strong winds can damage screens, pump equipment, and pool enclosures. Heavy rain can also alter water chemistry and cause flooding issues.

Why This Information is Beneficial to a Florida Homebuyer

A. Protecting Your Investment

Pools and spas can be expensive to repair. A new pool pump can cost $800–$1,200, a resurfacing job can run $5,000–$10,000, and a major leak repair can be even more. Knowing the current condition lets you budget appropriately or negotiate repairs before closing.

B. Ensuring Safety

Florida leads the nation in residential pool ownership, but unfortunately, it also ranks high in accidental drownings. A thorough inspection ensures safety features are in place to protect your family and guests.

C. Understanding Maintenance Needs

Knowing the age and type of your equipment helps you plan for future maintenance and replacement. This can also help you avoid unexpected breakdowns.

D. Insurance Considerations

Some insurance providers require certain safety measures, such as pool fencing, before issuing a policy. An inspection can identify compliance gaps early.

E. Negotiating Power

If the inspection reveals costly repairs, you can use that information to request a price reduction or have the seller make repairs before closing.

Common Issues We Find in Florida Pool and Spa Inspections

Here are some real-world examples from our inspections:

1. Leaking pumps and filters — Often from worn seals or cracks in the housing.
   
   

2. Outdated electrical connections — Missing GFCI protection or improper bonding.
   
   

3. Non-compliant drain covers — A serious safety hazard.
   
   

4. Cracked decking — Can lead to trip hazards and water infiltration.
   
   

5. Faded or pitted finishes — Affect both aesthetics and water quality.
   
   

Bottom Line

If you’re buying a Florida home with a pool or spa, don’t skip the inspection. A pool is not just a luxury feature — it’s a complex system that needs to be safe, functional, and properly maintained.

An inspection from a knowledgeable professional can:

• Reveal hidden defects.
  
  

• Confirm that safety features meet state laws.
  
  

In the end, a pool can absolutely enhance your Florida lifestyle — but only if it’s in good condition and safe for your family to enjoy from day one.

We’re Here To Help

Feel free to call us if you have questions at 407-319-4608. You may also schedule your inspection or find additional information on our website.

*Image from Shutterstock