HOA Pool Closed

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Household6

Household6

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LifeTime Supporter
Sep 15, 2013
757
Fayetteville, NC
Pool Size
38000
Surface
Plaster
Chlorine
Liquid Chlorine
Long story short, HOA has drained the community pool at a rental property I own as there were “safety concerns and repairs to be made.”

I don’t think they were banking on the $40k quote they’re about to receive to redo the pool deck and replaster pool surface.

They’re also not likely aware the damage that could be done by not having water in the pool for an extended time.

While I realize it’s not aesthetically pleasing and horrible on the feet, has anyone repaired the spawls and “recoated” their pea gravel deck? (Naturally, any contractor is going to say it’s not repairable, should be ripped up and replaced with XYZ.)

What’s the latest and greatest for plaster repairs? (Again, contractors will say entire surface should be redone versus repairing 3 spots like the attached.)

HOA is currently in a cash flow issue as $520k worth of roofs are being repaired. So looking for the least expensive but reasonable alternative to get the pool back up for the dog days of summer.

Photos also in first comment.

IMG_7529.jpegIMG_7528.jpeg
 
Last edited by a moderator:
I don’t see anything that is a structural or safety concern.

With tile replacement plaster + tile can be a $20K job. All depends on local pricing.
 
How old is the existing plaster? In the end it's gonna cost what it costs. Probably won't find but a couple willing to handle that job. Hopefully your "special assessment" isn't going to be too bad.
 
Our HOA spent ~$150k resurfacing the old pool (15 years old), replacing one pump at the old and new pools, fixing a water feature/splash pad at the new pool (3 years old) and fixing some issue with the key card entrance on one of the pools.

Seemed ridiculous to me at the time, but I'm sure a HOA pool repair bid is top tier pricing. Kinda like telling a florist the flowers are for a wedding.
 
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Household6 said:
Long story short, HOA has drained the community pool at a rental property I own as there were “safety concerns and repairs to be made.”

I don’t think they were banking on the $40k quote they’re about to receive to redo the pool deck and replaster pool surface.

They’re also not likely aware the damage that could be done by not having water in the pool for an extended time.

While I realize it’s not aesthetically pleasing and horrible on the feet, has anyone repaired the spawls and “recoated” their pea gravel deck? (Naturally, any contractor is going to say it’s not repairable, should be ripped up and replaced with XYZ.)

What’s the latest and greatest for plaster repairs? (Again, contractors will say entire surface should be redone versus repairing 3 spots like the attached.)

HOA is currently in a cash flow issue as $520k worth of roofs are being repaired. So looking for the least expensive but reasonable alternative to get the pool back up for the dog days of summer.

Photos also in first comment.

View attachment 514345View attachment 514346
Click to expand...
Household6 said:
Well, image too large. I’ll have to post later.
Click to expand...
Sample of deck.
 

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ajw22 said:
Does not look like a tripping hazard to me.

What is the problem with it?
Click to expand...

The pebbles are starting to come loose . . . actually, they’ve been that way for a while . . . I’ve been told all sorts of nonsense - kids are throwing “rocks” in pool and broke the pump, rocks broke the chlorinator, “cement piece” (um, you mean the coping?) is about to come off, concrete under deck is cracked, coping is pulling away from deck . . .

My belief is that all of these are manageable repairs IF YOU WANT THEM TO BE REPAIRED.
 

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You have a maintenance problem and a vandalism problem.

Nothing that can’t be repaired if someone cared. But everyone bought into the development so they would not need to deal with maintenance. Typical.
 
Maintenance problem - absolutely!

Vandalism - if the deck had been maintained, the pebbles (not rocks) wouldn’t be loose for kids to grab and throw in pool. But the pebbles also stick to your feet and come off in the pool.
 
The HOA has a duty to get multiple bids at the very least.

Many bylaws require comment periods or homeowner vote before special assessment too etc

There are two separate questions
- does the pool actually need repair
- is everyone willing to pay for it

I think figuring out the first one is the key to addressing the second …
 
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HOA pools are huge money pits. 25 years ago where I lived is was $35k just for extra diving board insurance. So they got rid of the diving board. I can't imagine what insurance costs today!

Pools are the single largest expense for most HOAs.
 
BDY said:
The HOA has a duty to get multiple bids at the very least.

Many bylaws require comment periods or homeowner vote before special assessment too etc

There are two separate questions
- does the pool actually need repair
- is everyone willing to pay for it

I think figuring out the first one is the key to addressing the second …
Click to expand...

HOA has duty to maintain, as well as lots of of other duties. But getting them to do it is a completely different issue.
They’ll get one quote from current maintenance person. It’ll come back at $50k+ and they’ll throw their hands up.

Board has authority to do special assessment without owner input, but that’s what I’m trying to avoid for at least a bit until things get back on track.

I’m certain there are REPAIRS needed, but I doubt complete renovation is necessary.

I’m working up a list and cost of materials to present and would donate my time to do them IF it’s something I think I can handle.

My only concern is repairing and resealing the deck.
 
many boards don’t realize that if they don’t maintain the board itself is liable.

Many years ago serving on an HOA the legal disclosure to new board members was eye opening

Just see the Florida condo issues etc

And some states have clawbacks that past owners if HOA is not responsibly maintinaing can be responsible for deferred maintainance

It’s a quagmire of personal politics, laws, regs, and homeowner attitudes - i did my time and got off I don’t envy anyone on the board
 
PoolGate said:
HOA pools are huge money pits. 25 years ago where I lived is was $35k just for extra diving board insurance. So they got rid of the diving board. I can't imagine what insurance costs today!

Pools are the single largest expense for most HOAs.
Click to expand...
Ours (as is) for 10 buildings and 66 units (townhomes) is around $31k per year.

Oddly enough, our landscaping is the biggest expense! Just cutting the grass and weed eating is near $375/wk!
 
BDY said:
many boards don’t realize that if they don’t maintain the board itself is liable.

Many years ago serving on an HOA the legal disclosure to new board members was eye opening

Just see the Florida condo issues etc

And some states have clawbacks that past owners if HOA is not responsibly maintinaing can be responsible for deferred maintainance

It’s a quagmire of personal politics, laws, regs, and homeowner attitudes - i did my time and got off I don’t envy anyone on the board
Click to expand...
GA condo laws are a hot mess!

I’ve preached the liability of failure to maintain repeatedly. The response is “we’re doing the best we can.” I don’t agree. But my hands are tied as filing a lawsuit would only make things worse. But it’s only a matter of time until someone does.

I’m ready to sell the place. But need to find a comparable property that can give me the passive income this property does. That’s going to be tough.
And timing is horrible as the income is my rising senior’s college education.
 

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