Pool Mastic and Caulking Replacement for HOAs
A community pool deck is a liability surface before it is an amenity. A failed expansion joint is a documented trip hazard sitting in the middle of it, and it is one of the few defects a board can clear in a single day.
Who It Is For
The properties we do this on.
Single community pools
One deck, one bid, one day. The simplest version and the most common.
Multi pool associations
Several pools on one property or across a portfolio. We phase them so the community is never without a pool.
Master planned communities
Ladera Ranch, Talega, Eastlake, Rancho Santa Margarita and similar. Multiple amenity pools under one management company.
Age restricted communities
Laguna Woods, Sun City, Leisure World and similar. Trip hazard remediation carries more weight here and boards tend to treat it as a safety item rather than maintenance.
Why It Matters Here
What a failed joint actually costs you.
Board documented liability
Once a cracked joint appears in inspection minutes it is a known defect. A slip and fall on a known, undocumented defect is a very different conversation with your carrier than one on an unknown one.
Swim season downtime
A joint replacement takes the pool out for 48 hours. A deck repair caused by years of water intrusion takes it out for weeks, in season, with a special assessment attached.
Shared deck movement
Community decks are larger than residential ones, so they move more. The joint has more work to do and typically a shorter service life than a backyard pool in the same climate.
Reserve study accuracy
Pool deck joints belong in the reserve study as a recurring five to seven year item. Most studies we see either omit them or bundle them into deck resurfacing, which understates the near term cost.
Scope
What a project includes.
- A fixed, itemised bid your board can vote on, priced in linear feet with no allowances
- Certificate of insurance naming the association as additional insured, on request before work starts
- W9 and CSLB license documentation for your management company's vendor file
- Phased scheduling across multiple pools so the community always has one open
- Complete removal and replacement, never a patch, so the warranty covers the full run
- 2 year written warranty on product and labour, issued to the association
On Community Pools
What this looks like on a community pool.
A community deck takes more traffic than any backyard, so the joint fails sooner and the trip hazard matters more. Boards want it documented and done in one visit.
Questions
HOAs and Communities, answered.
Can you provide a certificate of insurance naming the association?
Yes, and we do it routinely. Tell us the exact entity name and any additional insured language your management company requires and we will have the COI issued before the crew is scheduled.
Can the bid be structured for a board vote?
Yes. We provide a fixed bid itemised by pool and by linear feet, with no allowances or contingency lines, so the board is voting on a final number rather than an estimate.
How do you handle multiple pools without closing the whole community?
We phase them. Typically one pool at a time with a 48 hour cure window before the next starts, so residents always have somewhere to swim. For larger portfolios we can run two crews and compress the schedule.
Do you work with our management company directly?
Yes. Most of our HOA work is coordinated through the property manager, with the board approving the bid. We can invoice the association or the management company, whichever your process requires.
What documentation do we get for our records?
A written warranty certificate, the final invoice itemised by pool, and photographs of the removal and the finished joint if you want them for the reserve study or the minutes.
Also
Other property types we work on.
Homes
Protect the deck and shell you already paid for, and get the trip hazard out from under bare feet.
See how it worksApartment Communities
Amenity pools drive renewals. We work around resident hours and hand your PM a clean paper trail.
See how it worksSchools
Background checked crews, work during breaks, and procurement friendly documentation for campus aquatics.
See how it worksWhere
Across four Southern California markets.
One crew, one specialty, and a service map we check before you finish typing your address.
Los Angeles
Beach cities to the Valley, older pools with original coping.
29 cities and communitiesOrange County
The densest pool belt in Southern California, and the market we have worked longest.
37 cities and communitiesInland Empire
Hard water and wide temperature swings, the joint ages fastest here.
10 cities and communitiesSan Diego
Coastal salt air north and south, inland heat east.
28 cities and communitiesRequest a board ready bid.
Fixed price in writing, one day on site, two year warranty. Nothing charged until the job is complete.