Austin Real Estate Inspections
Pool & Spa Inspections in Austin
Get a clear picture of the pool’s condition, how its equipment works and what may need attention before you buy.
$125 with a home inspection
Same-day, photo-rich Spectora findings, emailed alongside your home inspection report.
What I inspect
What’s included in your pool / spa inspection
I check the pool’s equipment, operation and condition, then explain what I find. Your report pairs photos with clear findings and practical next steps.
Equipment & plumbing
I check pumps, motors, filters, gauges, valves and above-ground plumbing for leaks, wear and operating concerns.
Operation & controls
I check pump operation, controls and installed cleaning equipment, and explain signs of wear or operating problems.
Surfaces & surroundings
Pool surfaces, tile, coping, decking, steps, handrails and other installed equipment, looking for damage and signs of wear.
Electrical components
Checks of pool lights, GFCI protection, wiring and bonding, with clear explanations of any electrical concerns.
Poolside safety
I look at barriers, gates, drains and covers for safety concerns that deserve attention.
Heating & spa functions
Checks of installed heaters and spa functions, with explanations of how the equipment operates and any concerns I find.
Want more detail? See the pool and spa inspection standards.
Concrete pools in Austin
Concerned about concrete cancer?
“Concrete cancer” is a common name for alkali-silica reaction, or ASR, which can cause concrete to expand and crack. I look for visible warning signs that deserve a closer look before you buy.
I check for cracking patterns, gel-like material seeping from cracks, signs of movement and indications of leakage, with particular attention to steps, benches and corners. The pool’s age, construction type and repair history help put those observations in context. I document concerns and explain when a specialist should investigate further.
A closer look below the waterline
For older pools, I may use a waterproof underwater camera to get a closer look at submerged surfaces. When I capture underwater video, the footage is available to you on request. Clear water and unobstructed surfaces provide the best view; cloudy water or obstructions can hide warning signs.
I do not take concrete samples or perform laboratory testing, so this visual inspection cannot confirm or rule out ASR. If concerns arise, a qualified concrete specialist can evaluate the findings and advise on testing.
From an actual inspection
Example pool inspection finding
At an Austin pool inspection, I documented a loose connection at the pool’s electrical junction box. The report paired an annotated photograph with a recommendation for a qualified electrician to evaluate and correct the issue.
September 2, 2026 inspection. Finding 1.5.3 is shown with its original wording. Client and property details are excluded.
1.5.3 Pool Electrical:
LOOSE ELECTRICAL CONNECTIONS AT JUNCTION BOX
The pool junction box electrical connections at the liquid-tight terminal are loose. Loose electrical connections create a fire hazard and can cause arcing or equipment damage. Have a qualified electrician inspect the junction box, tighten all connections, and verify proper operation of the pool electrical system.
Recommendation
Contact a qualified professional.
Recommended Improvements
Read the original finding text
1.5.3 Pool Electrical:
LOOSE ELECTRICAL CONNECTIONS AT JUNCTION BOX
The pool junction box electrical connections at the liquid-tight terminal are loose. Loose electrical connections create a fire hazard and can cause arcing or equipment damage. Have a qualified electrician inspect the junction box, tighten all connections, and verify proper operation of the pool electrical system.
Recommendation
Contact a qualified professional.
Recommended Improvements
Your inspector, in person
Review the pool equipment and findings with Eaton
We’ll discuss how the pool operates, signs of aging or leaks, maintenance, controls and any findings you want to see.
“I’ll explain the equipment, discuss any concerns I found and walk you through the findings you’d like to see. If you’re unfamiliar with pool ownership, we can also go over operation and basic maintenance.”
Eaton Bates · Owner and inspector
Before the visit
How to prepare for a pool inspection
Coordinate these items with the seller or property contact. Tell me beforehand if the pool is shut down or something is not working.
- Arrange access.Provide access to gates, equipment, controls and relevant electrical panels. Secure pets and share any access instructions.
- Have utilities available.Electricity and water should be on, with gas available if the pool has a gas heater.
- Keep normal operating conditions.The pool should be filled to its normal operating level, with water clear enough to see submerged surfaces and components. Have the responsible party prepare it for normal use.
- Share known problems.Mention water loss, equipment faults, recent repairs, freeze damage or a winterized system before the appointment.
Ask about previous freeze damage
Ask whether the pool or equipment has had freeze damage, and request records of repairs or replacement parts. That history can help focus the inspection and clarify questions for a pool contractor.
When a closer look helps
When a pool specialist is needed
I’ll help you understand which findings deserve a closer look and what kind of professional can help.
Unexplained water loss
Unexplained water loss can call for a pool leak-detection specialist. I check the equipment and above-ground plumbing for signs of leaks and help you understand when a closer look is worthwhile.
Cracks or movement
Significant cracking, displacement or other structural concerns may warrant evaluation by a qualified pool specialist or structural engineer.
Electrical defects
A qualified electrician can evaluate and correct concerns involving wiring, GFCI protection, lights or bonding. The report explains the observed concern and recommended next step.
Common questions
Pool inspection questions.
How much does a pool and spa inspection cost?
The pool and spa inspection is a $125 add-on with a home inspection. View home inspection pricing. Text me if you need a pool inspection separately so I can confirm the scope and price.
Is the pool included in a standard home inspection?
No. Pool and spa inspection is an optional service for an additional fee. Select it when booking your home inspection, or contact me before the appointment to add it.
What do you inspect and test?
I check equipment and plumbing, pool surfaces, electrical components and poolside safety features. I operate or test pumps, lights, GFCIs, heaters and spa functions when present and conditions permit. We can discuss the findings and go over operation and basic maintenance together.
Does the inspection include leak detection?
I look for visible leaks in accessible equipment and above-ground plumbing. Specialized concealed-leak detection, pool-shell leak testing and pressure testing are separate services performed by a specialist. If there is unexplained water loss, tell me before the inspection.
How should the pool be prepared, and when will I get the report?
Arrange access, have utilities on and keep the pool at its normal operating water level. Let me know about known problems or a system that has been shut down. Your photo-rich pool findings arrive through Spectora by email the same day, alongside your home inspection report.
One coordinated appointment
Add the pool to your home inspection.
Send me the property details and any pool concerns, or check availability online.
737-259-4413 · Eaton Bates
$125 with a home inspection · View pricing