Tips for Landlords on Properly Managing Pools and Spas

Including both a pool and spa on your residential property not only encourages potential tenants to lease with you but also raises the value of your property and potentially allows you to increase rent. For some tenants, having access to leisure activities can be a crucial factor to consider when deciding if they want to live there. If you have the funds and resources to build and maintain a pool or spa, it may be something you want to consider having.

As much fun as it is for the residents having access to a pool and spa, it is equally as much work for property management to maintain, follow regulations, and keep a clean and safe environment for all residents. Spa Logic emphasizes that the landlord must hire competent management to care for the pool and spa.

Clean your Pool and Spa Regularly

Not only is a pool or spa going to deter residents if it looks green, cloudy, bubbly, or filled with dirt particles and leaves, but it also can be a health hazard. One of the costs for a landlord to keep a pool or spa is cleaning it weekly. You will need staff members trained on all of the cleaning techniques.

Here are the proper cleaning practices you must do to maintain your pool and spa:

Skim your Pool Often

Doing this removes debris and leaves that fall into your pool daily. It is relatively easy and quick to do. The best procedure is to have a staff member do this every day. Doing so will help your circulation system work more efficiently and reduce the amount of chlorine you need to add in the future.

Vacuum your Pool and Brush the Tiles/Walls

Vacuuming your pool weekly will keep the bottom of it clean. Brushing the sides of the pool will also keep the sides clean. Doing this prevents buildup from algae and calcium.

Test for Leaks

If you suspect that your water level is decreasing, you can perform a simple bucket test to know if it is due to a leak or evaporation. Contact a professional to find and fix the leak if you discover that the water levels are going down due to a leak,

Maintain Good pH and Alkaline Levels

The ideal pool and spa pH levels are between 7.4 and 7.6. The suitable total alkalinity level for your pool and spa is between 80 to 120 ppm. It is vital to maintain the pH and alkaline levels of your pool/spa to have it properly balanced and prevent corrosion. Test your pH statuses and total alkalinity levels weekly using testing strips.

Water Levels

You must maintain proper water levels in your pool and spa. If your water level falls below the skimmer level, you know you must perform the bucket test as shown in practice number 3. If it is above water levels, you may need to remove some water. Check the skimmer during your other weekly maintenance checks and cleaning.

Clean your Filters

Clean all three pool filters regularly. These include the cartridge, sand, and diatomaceous. You should do this about every six months. For spas, you should also clean out the filter about every month.

Adding Chlorine

Keep the chlorine level at about 1 ppm for your pool. For your hot tub, keep the chlorine level at about 3 ppm. Endeavor to check chlorine levels about 1 to 2 times a week using chlorine testing strips.

Follow your State and County Laws

You must abide by your state, city, and county regulations if you are to uphold a pool and spa on your premises. Carefully research and read all rules of the area your property resides. Here is a guide to the standards and codes set for pools depending on your state and county. Also, here are general industry codes and standards for public pools and spas.

Create a Pool and Spa Rules Sign

Post a large, easily read sign by your pool and spa that clearly states pool and spa rules.
Here are some helpful, basic rules you can include in your pool rules signage:

  • No running.
  • No diving.
  • Small children need supervision (you can set your age limit).
  • No pets allowed.
  • No glass bottles.
  • Only so many guests per resident. (Depends on the size and area the pool is).
  • No urination in the pool.
  • No rough play.
  • Set pool hours. (Set your own time, for example, from 9 am to dark).
  • Swimsuits are required.
  • Shower before entering the pool.
  • No food or drink is allowed.

Also, read CDC’s operation guidelines for a pool when considering pool rules. Have a separate sign for spa rules. Here are suggestions:

  • Set a maximum capacity of people allowed in the hot tub.
  • Must be at least 18 years old.
  • Set a time limit to soak for each person (typically between 15-25 minutes).
  • No consumption of alcohol is allowed in the hot tub.
  • Pregnant women and persons with health-related illnesses such as heart diseases, diabetes, or high blood pressure should consult a physician before using the hot tub.
  • Shower before entering a hot tub.
  • All users of the spa do so at their own risk.
  • Management takes no responsibility for accidents or injuries.
  • Temperatures should not exceed 104 degrees Fahrenheit.
  • Replace the spa cover after each use.

Here are some hot tub recommendations and safety measures from the CDC you can read from when creating your spa rules.

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Audra the property manager has been very knowledgeable, professional and most importantly kind. I am glad my fiance Alexei is in good hands.

Owner DP

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