2026 Owner Email No. 9

Clear Logic. Real Results

What Steps Must Be Taken to Reopen the Pool

By Peter Hollyer and Dee Jacobson (Owner since 1986)

The source of the garage water leak sources is unknown, and the HOA may spend $145,000–$155,000 on unnecessary work, replastering the pool, and replacing the deck.

Note: : A waterproofing membrane separates the pool plaster from the concrete shell. The pool was replastered in 2015 with three coats of waterproofing material, Permacote, applied to the interior shell. See the attached Burkett's 2015 change order (below) for details.

1) Only replaster the pool if the leak detection service identifies pool plaster as a leak source. For leaks in the pool deck, follow the service’s repair advice, it may only require resealing of the present deck, rather than installing a new waterproofing membrane and replacing the deck.

2) To determine what is needed to stop the garage water leaks do the following:

a) Refill the pool and hire a professional leak-detection service. Conduct a comprehensive leak inspection of all components and potential leak sources. If repairs are advised that require water in the pool for verification, maintain the pool as directed by the leak detection service until these issues have been addressed and tested. Once it is determined that keeping the pool filled is no longer necessary, proceed to drain it.

b) Immediately repair the cracked pool support beam and address any additional issues found. This must be done before starting any replastering or deck resealing projects. After finishing the beam repairs, complete the remaining recommended leak remediations, if any.

c) Fill and open the pool.

d) Repairs to the garage structure at the deep end of the pool should be postponed until the rainy season to ensure all garage leaks have been identified and resolved. After confirming this, proceed with any necessary repairs as recommended in the CSI engineer's report. This may require draining the pool, but this will be after the summer swim season has ended

Peter Hollyer & Dee Jacobson | [email protected]

Attachment:

Pool drain and skimmer lines can also cause leaks under the pool. That is why we need a professional leak detection service. 

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