Need some Texas inground pool advice!

[scoutcub]

I bought a house next to Fort Hood back in 1985 with a big (35,000 gal) pool.
Gunite pool surrounded by concrete patio. Have rented it out since 1990. Over the last several years, I have spent $$$$$$ replacing lines, pumps, etc. The pool has also developed leaks....which have been addressed (supposedly repaired) several times for more $$$$.
Just received an email from my property management company with an estimate to repair the leaks in the pool. There are several cracks in the concrete patio surrounding the pool.
I was stunned......$14,750 - $16,750 to repair. :confused2:
Am I alone.....that seems a bit high to me?! Thats 2 years of rent.
They just provided another estimate for another company to come in and GIVE an estimate to repair....300-500 to come in, inspect, and give an estimate??
Should I be moving to Texas to go into the pool repair business??:thumbsup:

The expensive estimate involved cutting concrete, filling, etc. etc. but they were hesitant to make any warranty/guarantee on their work. Hmm.

If it is in fact the concrete leaking, can't some type of expanding compound be used to seal the cracks? I had this done in my foundation last year.

At one point when this first started I actually considered filling in the pool, which I hate to do because it's a beautiful pool and adds to the value of the house, as well as a big attraction in the summer. The cost to fill it in was 3,000....

Any advice/suggestions/ moral support would be greatly appreciated.....!

 

[CurlyDave]

Every time I have used a property management company, I have been impressed by their sky-high repair costs, their high management fees, and their lack of knowledge concerning anything more complex than carpet cleaning and painting.

I think you need to go to Texas yourself and get some independent ideas of what is wrong, and independent bids on any repairs necessary. I know with my own rental properties, if I listened to the tenant diagnosis of any problem, or even the property manager I hire, I could spend thousands fixing non-existent problems and never even come close to the real issues.

If you decide to fill in the pool I would recommend that you fill it with something like gravel or sand, which will allow water to drain rather than dirt.

 

[CurlyDave]

P.S.

Do not drain a pool while the ground is wet.

I had an apartment manager do this, and pool floated up out of the ground by about 12". which broke every pipe and cracked all the concrete. Pool had to be abandoned. The idiot then filled it with dirt, which turned to mud every time it rained...

I was only a minor partner in the building, or I would have run him out of town on a rail.

 

[scoutcub]

Dave -

Thanks for the input, I couldn't agree more about the management company. I have 2 other properties that I manage myself, and don't seem to have as many issues....and the ones I do, seem much more reasonable, both issue and price wise.
About the best thing I get from them is the nice detailed statement that makes the taxes easier to fill out. They even started charging me monthly for direct deposit....and the end of year statement.
I've been with them since 1990, but have recently increased my consideration to manage myself. In my mind, 1 estimate for a major repair like this is unsat. I had to ask them to get another estimate, only after they gave me the outrageous one. I think they should go out, do some work and get 3-5 estimates.
I just mentioned to my wife that I should fly down and address the issue myself. My issue with that is I work overseas for 6 weeks at a time, so time home with family is valuable. If I do end up flying down there, I will most likely release the management company and go it alone.
And...good point on draining the pool when wet.....I wouldn't doubt it one bit that this may have already happened.....
thanx again.

Frank

 

[MarkV]

In this economy a company wants 300 - 500 just to give an estimate!:thumbdown: Sounds like someone is padding the bill Frank.

MarkV

 

[mikim]

Dont take my word for it - check with a realtor in Killeen - but a pool does not add value to the house. The ground down here moves constantly and breaks pools regularly. Pools are expensive to operate and maintain making them a very possible detriment to the sale of the house.......unless you're talking about a million dollar house.

 

[sodamo]

What about installing a quality vinyl liner?

 

[boggen]

i don't know of any pool forum. but know of Koiphen.com hit the construction forum for ponds. there are a good amount of folks there that due "gunite" or "shotcrete" ponds i think there is at least one proffesional spray on liner in texas, and some proffesional good pond builders in the texas area as well. and then have someone come in to either "paint on" or "spray on" a liner over the gunite or shot crete. to make a water tight seal.

shot crete and/or shot crete is not a water proof concrete. there are to many "holes" or air pockets / bubbles within the concrete vs a monlithic single poured concrete.

i really don't like telling ya goto a pond website vs a pool website. due to both pool and ponds are completely different monsters when you size pipes, pumps, and filters. but for most part concrete shells and liners are all the same. exception ponds more likely have a black sealer, vs a pool which more likely have a white to light blue / light green sealer placed on.

===============
as far as concrete patio and having cracks. and needing the cracks repaired i would be also hesitant to give a warranty. if you have major settling problems or ground movement. that is causing the root problem of the concrete patio / side walks to crack. but if this has been years since put in. it may be a different story of just plain old age.

==============
as far as plumbing on pool, it can be a wide range of "how to fix" some better than others. i am hesitant with many pool companies, and tell most folks wanting to put in a pond. to never goto a pool company. due to they do not know how to build a long term, easy maintenance pond for fish. and only how to build a nightmare cleaning scheduled fish pond. on other hand for pools, and ponds both. you have low bidders and high bidders. and if me i would ask for a full blue prints, or rough sketch on paper of what they have in mind. and explain things to you in how they want to fix things.

if you want to skip your rental manager then do so. use the internet to look up some concrete companies and pool companies both. and ask them to get a quote for you. and ask them to take pictures for you and email them to you. and then tell pool manager this is what is up. or if you have renters tell them and toss the rental manager aside.

as far as price, it very hard saying if price is in good range. it very well could be. only way to know is for a few quotes / bids from other companies and finding out what each plan of attack will be. to make a judgement on things.

 

[stagelines]

Sorry to hear about the issues with your pool. Par for the course when you have rental properties.

Anyway, here is a link to a pool forum that i occasionally refer to. Not a real busy place but some of the guys there seem to really know pools.

Forum Index- Trouble Free Pool

Good luck with your search.

I bought a house next to Fort Hood back in 1985 with a big (35,000 gal) pool.
Gunite pool surrounded by concrete patio. Have rented it out since 1990. Over the last several years, I have spent $$$$$$ replacing lines, pumps, etc. The pool has also developed leaks....which have been addressed (supposedly repaired) several times for more $$$$.
Just received an email from my property management company with an estimate to repair the leaks in the pool. There are several cracks in the concrete patio surrounding the pool.
I was stunned......$14,750 - $16,750 to repair. :confused2:
Am I alone.....that seems a bit high to me?! Thats 2 years of rent.
They just provided another estimate for another company to come in and GIVE an estimate to repair....300-500 to come in, inspect, and give an estimate??
Should I be moving to Texas to go into the pool repair business??:thumbsup:

The expensive estimate involved cutting concrete, filling, etc. etc. but they were hesitant to make any warranty/guarantee on their work. Hmm.

If it is in fact the concrete leaking, can't some type of expanding compound be used to seal the cracks? I had this done in my foundation last year.

At one point when this first started I actually considered filling in the pool, which I hate to do because it's a beautiful pool and adds to the value of the house, as well as a big attraction in the summer. The cost to fill it in was 3,000....

Any advice/suggestions/ moral support would be greatly appreciated.....!

 

[1maguire]

If you are going to fill it in, you better have someone jack the bottom of the pool and then you can toss the deck in. Then fill with dirt, if you don't jack the bottom you will always have a mud pit!!!!!