Why might you, in an HOA or Condo Association, be thinking about pool demolition? The same issues I faced, plus the need to satisfy the Virginia Graeme Backer Act requirements, the idea that water is going to become more and more precious ... and costly in the future because of serious water shortages, and for some associations, constant abuse of the rules by residents. You may even be one of those associations that suffers constant use and abuse by non-residents.   

What is Important? What is Required? 

Can the Board Make the Decision? Or Do Owners Have to Be Involved? 

HOAs and Condo associations should get a legal opinion on whether the Board can make the decision to fill in the swimming pool and replace with landscaping without going to the members. I don't advise that, even if it is legal. The documents should be reviewed. Most likely, a Board will need to have a ballot for the members to vote, either on the change (pool to no pool), or a special assessment for the cost of demolition and landscape or replacement improvements, or both.  

What to Do: The Board should gather all information it can on the options, the costs to continue maintaining the pool vs. the cost to do the work that is contemplated, and then provide it along with the pros and cons to the members, with (in my opinion), a survey.  The reason for the survey is to find out where the community stands on the issue of pool removal. It is always good to know where the opposition might come from and especially important to know if there is going to be any strong opposition to a proposal to close the pool.  

Check the Documents. The association documents need to be reviewed to check for hurdles. There may be requirements for member approval for "improvements to the common area." Such a big change could qualify. There may be architectural approval requirements or owner voting requirements on these kinds of improvements. The amendment provisions of the documents will be pertinent if amendments are needed. And there are certainly requirements for approval of a special assessment if one is needed, and it exceeds 5% of the budgeted gross operating expenses for the year. 

Know What to Expect. And, it is best to know what to expect. The demolition companies preparing bids will need to be familiar with the local permitting process, the costs and deposits therefore, and will need to analyze access to the pool, staging access for equipment, and any potential issues relating to capping off electricity, gas and water. And if there is to be landscaping work done post filling the pool, they will need to know whether to top the grading of the  dirt fill with topsoil. For estimations, my pool was a 20X40 foot in size, 13 feet deep at the deep end, and bids ranged from $9,000-$11,000 to punch out the bottom and break down the sides, remove the decking, and fill. I was told the cost to completely remove it (which would be necessary to make the area available for building construction) would be about $5,000 more. Landscaping costs will add to the overall cost of the project. HOAs coming to me for assistance have paid about the same. It can add to the costs if access is difficult, smaller equipment has to be used (which takes longer), or there are unusual problems.    

Prepare for the "Pain" - Noise, Dust, & Inconvenience. Once the project is approved, and the work begins, the "nightmare" begins. The closer that homes are to the pool, the more the Board has to prepare owners and expect complaints. A 20,000 ton bobcat jack hammer is no treat (ever been in a 2-3 day earthquake?). Add the craziness of mind boggling noise and dust. And then when it seems it cannot get worse, there is the grating, screetching, and dust (ever been in a sandstorm in Death Valley?) raised by a concrete cutting saw. Expect complaints about rattling windoes and stress cracks in walls, etc. 

The truth is, the process is painful and it can be a nightmare, but the good news is that the nightmare of pool demolition is only temporary. The nightmare of ongoing pool issues, expenses, and problems can be endless. 

Parting thoughts: Work with a reputable company that has done projects in your area, worked with the permit checkers and check references, insurance certificates, and the Contractors State License Board. Ask questions about access, timing. And prepare your membership well. Make sure you have a good contract and not just a "proposal" from the contractor. 

You can check out the newest Primer in the webstore on this website which covers choosing vendors with a good section on how to evaluate contracts.