They can't say yes if you don't ask!!
Jan 2025 IG pool build in Georgia, need liner re set!!!!
- Thread starter suzook
- Start date
Either way, if you have multiple data points, you can feel better that it is what it is. 
Peace of mind is priceless, ya know ?
Peace of mind is priceless, ya know ?
My only issue with the contractor coming today, is not many reviews. Although I have spoken with 2 people that just used them, and had no issues. I felt real comfortable with one of the builders that came a few weeks ago, Maybe after this estimate I could have her come over, and we seriously go over every detail, and get a firm price. She is giving a 5% discount for cash payment, which we have. I probably could get the pool at $60k, WITHOUT kool-decking, just plain ole concrete, and eliminating the heater this year. Also we decided to forgo the steps/sunshelf. I just have to nail down what she thinks it will cost to haul off the extra dirt. My friends said they NEVER use it. I don't think we would either.
- Oct 25, 2015
- 5,809
- Pool Size
- 28000
- Surface
- Plaster
- Chlorine
- Salt Water Generator
- SWG Type
- CircuPool RJ-60 Plus
Here's my $.02 for cost control. Focus on good decisions that hold up throughout the project. It's amazing how costs can creep up. Lowest cost plaster finish to most expensive is 2X for materials alone. Labor is more as well. Devil's in the details... get it as detailed as you can BEFORE you commit. You have max leverage right before you sign. Leverage drops to almost zero right after. Get and check references - at least 3. Before you sign tell them you want to visit work they have in progress right now. This will tell you a lot about what to expect. This also tells them you're very serious about buying from them. Good builders will welcome the opportunity to show off the others will find all kinds of reasons this can't be done.
There's more but I'm in a hurry to get out to my final grading sub right now. I think you get the idea. Save that $5K for contingency which is not fat. It's money you will spend you just don't know where yet.
I hope this is helpful.
Chris
- Jun 1, 2018
- 16,007
- Pool Size
- 26000
- Surface
- Vinyl
- Chlorine
- Salt Water Generator
- SWG Type
- Hayward Aqua Rite (T-15)
While heaters are nice they’re not greatly used in the south. Many choose instead to go with a heater/chiller combo. Make sure you leave space at the pad/in the plumbing for it and get the electrical run for it anyway if you plan to add later.
Much easier to add those initially during construction.
Much easier to add those initially during construction.
Huge +1. Like putting the yard back together. I had 1 sprinkler zone that had to run through the pool area and the rest should have been clear had they been installed in a way which made sense.
The excavator left me 9 pipe ends. I spent a good deal of time figuring out which end went where and still had 2 or 3 ends unaccounted for. I ended up renting a trencher and replacing the whole backyard. I used my fill to level a good chunk of the yard but hadn't accounted for 40 yards of topsoil and $500 in seed. Then I had tons of new areas to mulch and put in plants.
Anywho, the 'after' can hurt just as much as the fun part.
X2. Our heater died and I haven’t missed it yet. You’re farther south than me so I’d expect even warmer water unless you plan to keep it open over winter for swimming.
Definitely not swimming over winter. I actually will be closing it end of Nov through March. People down here think I am nuts closing it, but I have done my own opening and closing for 10 years on my pool up north. Not a big deal. The heater though....We like to swim in warm water, ESPECIALLY when its cooler out in beginning and end of season. I will have them prepare a bigger pad where equipment goes, and make sure they plumb for adding a heater. I will install the heater myself at some point. I installed my last one, not too hard. Appreciate everyone's advice. I do think this is definitely gonna happen, just need to get a reasonable price, because as stated, more $ needed after....Fence, sod...sprinkler repair...I might take on all those myself to save some $, but its still expensive. I am thinking $10k when all said and done.
New estimate at $55k! 16x32 vinyl, Hayward DE filter, Hayward Salt system, VS speed pump. Only thing is its all concrete for decking, but does a concrete border, that looks sorta like a separate coping which the wife is ok with..No wall at sloped end, will re scape for any water/debris flowing around the pool. Forgot to ask about kool deck. I think I am getting close! Small company, giving me references for 2 pools he just did locally.
- Oct 25, 2015
- 5,809
- Pool Size
- 28000
- Surface
- Plaster
- Chlorine
- Salt Water Generator
- SWG Type
- CircuPool RJ-60 Plus
Great! Check out those references. Small builder with less overhead can do work cheaper and on time so long as he doesn't get overloaded. It is vitally important to pay consistent with actual value of work in place. Also, make sure your payments go toward your pool. When growing they are so strapped for cash your payments actually go to pay for a different customer's construction. This works until that next customer's payments aren't there to pay for your pool. There are several ways to make sure you don't get in this situation, let me know if you want more info. Also, they can get hit with liens at the end of the job if they don't pay subs on time. The lien actually goes against the pool you are building since you don't really own it 'till its done. Make sure your contract declares if they are using subs and who they are. If they are using subs, you'll want a release of liens document before making final payment. If they are self-performing everything this isn't an issue but that's rarely the case. Don't misunderstand what I'm saying because it sounds a little negative. It's not really, its just factual. This path forward can generate great results. It's just that all project executions have some risks and they are different depending on how you go. So long as you address the risks for the path that you choose you are very likely to have great results. The opposite is also true though.
I hope this is helpful.
Chris
Appreciate the advice. Well I have one person local, that said I could swing by and check out the work done. He stated he only gets paid in 3 phases. 1st payment the 1st day he shows, then halfway through, and final payment when its complete. I dont know why, But I am a bit leary. I wish I could get the one company I really like at his price. They are only about $5k more. They have done many pools in the area. I might have to talk with that builder again.
- Oct 25, 2015
- 5,809
- Pool Size
- 28000
- Surface
- Plaster
- Chlorine
- Salt Water Generator
- SWG Type
- CircuPool RJ-60 Plus
I got one ref from the cheaper guy, and there's little info on him, other than some pics on facebook of his builds, but very limited. The other builder has many refs, and has done 3 in the neighborhood. Doesnt mean the cheaper one wont build a good pool, but not getting that fuzzy feeling. Probably should just go with my gut.
On a side note.....I am loving life down in GA. Yes its hot in the summer, but living south of Atlanta away from the coast, its definitely less humid. Looking forward to not snow blowing snow this winter!
- May 23, 2015
- 25,695
- Pool Size
- 16000
- Surface
- Plaster
- Chlorine
- Salt Water Generator
- SWG Type
- Pentair Intellichlor IC-60
We have snow in Tucson … it’s up in the mountains. I get to gaze at its beauty and watch the winter sunsets turn the mountains very nice shades of red and orange. The snow stays up there and I never have to shovel anything … much better that way.
- Jun 1, 2018
- 16,007
- Pool Size
- 26000
- Surface
- Vinyl
- Chlorine
- Salt Water Generator
- SWG Type
- Hayward Aqua Rite (T-15)
Not sure the average depth of your pool to figure volume but wanted to note that the largest Hayward swcg cell size is rated for 40k gal. (Output 1.5#/ day) so best suited for a 20k or smaller pool.
Just going to be 3.5ft to 5ft. I am actually debating on the Hayward system builder is including. I have the option to buy the Auto Pilot system I had up north, and liked, and have them credit it me the price of the Hayward. They would install the auto pilot during the build.
- Oct 25, 2015
- 5,809
- Pool Size
- 28000
- Surface
- Plaster
- Chlorine
- Salt Water Generator
- SWG Type
- CircuPool RJ-60 Plus
My experience is that few references can be easily correlated to change orders at least worth 10%. Go with the other guy and still perform the due diligence. He's probably a much better builder but you still have to perform the owner's role in selecting and negotiating.
I hope this is helpful.
Chris
- Oct 25, 2015
- 5,809
- Pool Size
- 28000
- Surface
- Plaster
- Chlorine
- Salt Water Generator
- SWG Type
- CircuPool RJ-60 Plus
Expect difficulty in getting a full value deduct. You have max leverage just before you sign so make sure you know what you think this is before you go down this road. Remember the builder gets better pricing than you so his deduct could be less than you expect and will see potential costs for installing, getting it to work and return visits on equipment he's not familiar with. If this gets too difficult you may be better off deducting his total salt pool option and doing it with AP or Circupool after the pool is completed.
Chris