Welcome to the spring real estate market. As the temperature warms and leaves return to the branches of trees, homes for sale with inground pools return to the market as a point of appeal to would-be buyers. As a professional home inspector and mortgage agent in the Greater Toronto Area, I’ve had countless conversations with buyers and sellers alike about the appeal—and the reality—of owning an inground pool. Pools can be a luxurious, lifestyle-enhancing feature, especially in the spring and summer months when outdoor living is at its peak. But like all major home features, pools come with both benefits and responsibilities.
If you’re looking at a home with an inground pool or considering installing one yourself, here’s what you need to know—from maintenance and costs to lifestyle impacts and potential pitfalls.
The Upfront and Hidden Costs of In-Ground Pools
Opening and Closing a Pool: Seasonal Essentials
Daily and Weekly Maintenance: How Much Work Is a Pool Really?
The Lifestyle Benefits of Pool Ownership
The Risks and Responsibilities of Owning a Pool
Can You Leave a Pool Unattended While on Vacation?
Does a Pool Add Value to a Home?
A Pool’s Impact on Your Mortgage
The Upfront and Hidden Costs of In-Ground Pools
Installing an inground pool in the GTA is not a small investment. On average, homeowners can expect to pay anywhere from $70,000 to $100,000 for a professionally installed concrete, vinyl, or fibreglass pool. This includes excavation, installation, decking, fencing (required by law), and basic landscaping. Want extras like waterfalls, custom lighting, or a pool house? That number climbs fast.
But the expenses don’t stop at installation. Ongoing annual maintenance costs—including chemicals, electricity for the pump and heater, water top-ups, and professional opening and closing services—can run $2,500 to $5,000 per year. And if you ever decide to remove the pool? You’re looking at $15,000 to $30,000 to fill it in, restore the yard, and meet municipal grading requirements.
Opening and Closing a Pool: Seasonal Essentials
Inground pools in Ontario can’t operate year-round. You’ll need to open your pool in late spring (usually May) and close it in early fall (typically September or October).
Opening a pool involves removing and storing the winter cover, reconnecting the filtration system, rebalancing the water chemistry, skimming debris, and often shocking the water. Most homeowners hire a service for this, which typically costs between $300 and $600, depending on the complexity of the setup.
Closing the pool is even more crucial. Improper winterization can lead to cracked pipes, damaged equipment, and a costly spring repair bill. Winterizing includes lowering the water level, blowing out lines, adding antifreeze, and securely covering the pool. Expect to pay a similar price for professional closing services.
Daily and Weekly Maintenance: How Much Work Is a Pool Really?
Let’s be honest—pools are not “set it and forget it.” They require daily attention, especially during peak summer. This means:
- Skimming debris every day or two
- Checking and adjusting chemical levels several times per week
- Running the pump and filter system for 8–12 hours daily
- Adding more water whenever required
- Vacuuming the pool floor weekly (or investing in a robotic cleaner)
- Inspecting equipment for wear and leaks
- …. and more
You can outsource much of this, but you’ll pay for the convenience. If you prefer a DIY approach, you’ll need to invest in a good test kit, chemicals, time, and some basic know-how.
Think of the effort to run and maintain a pool along the same lines as owning a dog. A dog needs daily attention, so before you get a dog, you need to do your homework and understand if you are ready to take on that level of responsibility. A pool requires a similar, albeit different, commitment.
The Lifestyle Benefits of Pool Ownership
There’s no denying it—pools transform backyards into personal resorts. They’re great for family bonding, entertaining guests, and encouraging physical activity. With Ontario summers getting hotter, a backyard pool can be a welcome relief.
For those who work from home or staycation more often, a pool adds a luxury element to daily life. Kids love them. Adults enjoy relaxing beside them. And let’s not forget the increase in curb appeal when marketed correctly in the spring real estate season.
The Risks and Responsibilities of Owning a Pool
Pools do come with legal and safety obligations. Municipal bylaws in the GTA require specific fencing, self-latching gates, and setback distances from property lines. Homeowners must also be prepared for increased liability.
Drownings and accidents are a real risk—particularly if you have children or if neighbourhood kids might be tempted to sneak a swim. As such, you’ll need to update your home insurance, which may see a premium increase to reflect the added liability.
There’s also the risk of mechanical failure or structural issues. Cracks in concrete, vinyl liner tears, pump failure, or leaks can become expensive repairs. Inspections can help spot early issues, but there’s no guarantee that all damage is visible or predictable.
Can You Leave a Pool Unattended While on Vacation?
Going away for a weekend? Probably fine. But if you’re planning a week or more away during pool season, you’ll need a plan. Pools left unattended can quickly develop algae blooms, chemical imbalances, or filtration problems.
The best solution is to hire a pool service to check in every few days or arrange for a trusted neighbour or family member to maintain it while you’re away. Some tech-savvy homeowners use automated pool systems that allow remote monitoring, but these still don’t eliminate all hands-on needs.
Does a Pool Add Value to a Home?
In a market like the GTA—especially in the spring—homes with pools often attract premium attention. However, the value-add is very subjective. In family-friendly suburbs, it may add appeal. In urban or high-maintenance properties, it may be seen as a drawback.
Appraisers and realtors often say a pool doesn’t necessarily increase market value in line with its cost, but it can help a home sell faster to the right buyer. For some buyers, it’s a dream; for others, it’s a dealbreaker.
A Pool’s Impact on Your Mortgage
Having a pool can have an impact a mortgage in a few indirect but important ways, both during the purchase and throughout homeownership. Here’s how:
- Impact on Mortgage Appraisal and Financing
- Operating Costs Affect Debt Service Ratios
- Maintenance Loans or Refinance Considerations
- Insurance Impacts and Liability
- Lifestyle and Budgeting Impact
Impact on Mortgage Appraisal and Financing
When a buyer is purchasing a home with an inground pool, the appraised value of the property may or may not reflect the cost of the pool installation. While some buyers see pools as a luxury, others view them as a liability due to maintenance, insurance, and safety concerns.
- Lenders rely on the appraised value to determine how much they are willing to lend. If the appraiser assigns little to no value to the pool, the loan-to-value (LTV) ratio may be affected, especially if the buyer is relying on a high-ratio mortgage (less than 20% down).
- If the property doesn’t appraise high enough, the borrower might have to increase their down payment to secure the loan.
Operating Costs Affect Debt Service Ratios
For borrowers with tight qualification margins, lenders consider monthly carrying costs including:
- Property taxes
- Heating costs
- Condo fees (if applicable)
- Sometimes even estimated maintenance expenses
Pools typically add $200–$400/month in operating costs (chemicals, electricity, maintenance services, water use). If a lender includes these estimated expenses in their Total Debt Service (TDS) ratio, it could push the borrower over the qualifying threshold—especially if their income is borderline.
Maintenance Loans or Refinance Considerations
Homeowners sometimes use refinancing, HELOCs, or second mortgages to install, repair, or remove pools. A newly installed pool won’t be eligible for mortgage insurance (CMHC, Sagen, or Canada Guaranty) unless it’s included in a purchase plus improvements mortgage—and even then, it may not be viewed as an essential improvement.
Insurance Impacts and Liability
Lenders require that mortgaged properties are properly insured. A pool can increase home insurance premiums due to the higher liability risk, and if fencing or municipal safety requirements aren’t met, the insurer—and therefore the lender—may not approve the policy until it’s remedied.
Lifestyle and Budgeting Impact
While not directly a lender issue, homeowners should budget for the recurring costs of ownership: annual maintenance, repairs, and long-term upgrades (new liner, heater, cover, etc.). These outflows affect your ability to build savings, make extra mortgage payments, or absorb financial shocks—factors that become important when considering future refinancing or mortgage renewals.
In summary, the presence and cost of a pool can affect mortgage approval, refinancing potential, and ongoing affordability. It doesn’t typically increase the loan amount or require a separate mortgage product, but it can influence your borrowing power and the lender’s risk assessment.
Buying a House with a Pool
When buying a house with a pool, buyers should include a specific clause in the Agreement of Purchase and Sale (APS) to protect themselves against defects in the pool and its equipment—especially since pools are typically excluded from standard home inspection scopes and are sold “as-is” unless otherwise agreed.
Here’s what you need to know as a mortgage agent, home inspector, or real estate professional supporting a buyer:
Pool Condition Clause for Buyer Protection
To protect the buyer, the APS can include a condition clause or warranty clause that does one or more of the following:
- Allows for a pool inspection
- Requires the seller to warrant that the pool is in good working order
- Gives the buyer the right to revisit the property once the pool is open and operating (in early spring offers)
Sample Clause: Pool Inspection Condition
“This offer is conditional upon the Buyer obtaining, at the Buyer’s own expense, a satisfactory inspection report of the swimming pool and its equipment, including filtration, heating, liner/shell, and safety features, by a qualified pool professional, within [X] business days of acceptance of this Agreement. Unless the Buyer gives notice in writing delivered to the Seller or the Seller’s agent removing this condition within the time specified herein, this Agreement shall become null and void and the deposit shall be returned to the Buyer in full without deduction.”
Sample Clause: Seller Warranty Clause
“The Seller represents and warrants that, as of the completion date, the swimming pool and all related equipment (including pump, filter, heater, lights, and cover) will be in good working order, and that there are no known defects or leaks in the pool structure or mechanical systems. This warranty shall survive and not merge on closing but shall continue in full force and effect for a period of [30/60/90] days after the closing date.”
Spring Clause: Deferred Pool Opening
In the early spring or winter market where pools are closed and connot be tested:
“The Seller agrees to allow the Buyer, or their authorized pool inspector, access to the property to inspect the pool and related equipment within [x] days of the pool being opened for the season. The Seller agrees to open the pool by no later than [date]. Should any defects be discovered, the Seller agrees to rectify such issues at their own expense or provide a credit to the Buyer in a mutually agreed amount prior to closing.”
My Final Thoughts: Know What You’re Getting Into
Owning an inground pool in the Greater Toronto Area can be an incredible lifestyle upgrade—but it’s not for everyone. As a home inspector, I advise buyers and current owners to treat pool ownership as both an emotional and a financial decision.
Before diving in (literally or figuratively), consider your time, budget, lifestyle, and willingness to take on seasonal responsibilities. For the right homeowner, a pool is a source of joy. For the unprepared, it can become a source of stress.
If you’re buying a home with a pool this spring, book a pool inspection alongside your home inspection—many people don’t realize that pool equipment, safety features, and structural conditions aren’t typically included in a standard home inspection.
