The Ultimate Guide to Apartment Pool Maintenance & Fair Housing Compliance
Keeping an apartment pool clean, safe, and compliant with regulations is a top priority for property managers. However, beyond just maintaining proper water chemistry and equipment, there are also fair housing considerations—such as ensuring pool rules don’t unintentionally discriminate against families with children.
This guide will cover key pool maintenance steps while also highlighting fair housing best practices to help you avoid common pitfalls.
Step 1: Meet Inspection Requirements
Before opening for the season, confirm the following to avoid re-inspection fees:
✅ Permit Renewal: Ensure the annual pool permit is paid and up to date.
✅ Water Testing Logs: Use a DPD test kit (with non-expired reagents) and record chlorine, pH, and cyanuric acid levels regularly.
✅ Emergency Phone Check: Test emergency phones for functionality and correct address display.
✅ Equipment & Safety Gear: Ensure ring buoys, shepherd’s hooks, skimmer weir gates, and drain covers are installed and in working order.
✅ Plumbing & Flow Labels: Clearly mark pump room plumbing and ensure all gauges and valves are functional.
🔹 Pro Tip: If you need guidance before an official inspection, many city health departments offer pre-inspection reviews to help you catch potential issues early.
Step 2: Maintain Proper Water Chemistry
Balanced chemistry prevents algae growth, protects equipment, and keeps swimmers safe.
✔ Chlorine Levels: Must be at least 7.5% of the cyanuric acid level to effectively sanitize the water.
✔ Cyanuric Acid (CYA): Keep between 30-50 ppm—too high, and chlorine loses effectiveness. The only way to lower CYA is to drain and refill the pool.
✔ pH Balance: Maintain 7.0-7.8 for chlorine efficiency and swimmer comfort.
✔ Testing Frequency: Check chlorine and pH daily, and cyanuric acid monthly.
🔹 Gold Nugget: Some cities now allow special CYA-reducing filters that can be placed in skimmers to gradually lower levels without draining the pool.
Step 3: Keep Equipment Running Smoothly
💧 Pump & Filter System: Keep pumps running efficiently and clean filters regularly.
💧 Skimmers & Weir Gates: Ensure skimmers are free of debris and gates are functioning.
💧 Vacuuming & Brushing: Prevent algae by regularly vacuuming and brushing pool walls.
🔹 Gold Nugget: If your pool frequently turns green, consider ORP (Oxidation Reduction Potential) sensors to help automate chlorine adjustments for better efficiency.
Step 4: Fair Housing & Pool Rules Compliance
The Fair Housing Act (FHA) prohibits discrimination based on familial status, meaning you cannot enforce policies that disproportionately impact families with children.
🚫 Risky Pool Rules That Could Lead to a Lawsuit:
- "No children under 14 allowed without an adult."
- "Quiet swim hours—adults only."
- "Children can only use the pool between 10 AM - 2 PM."
✅ Fair Housing-Friendly Rules:
✔ "All residents and guests must follow safety rules while using the pool."
✔ "Children must be supervised according to their parent or guardian’s discretion."
✔ "No running, diving, or unsafe behavior in the pool area."
🔹 Gold Nugget: A property was recently sued for restricting children’s access to the pool under the guise of safety. The key takeaway? If a rule applies only to children, it’s likely discriminatory. Stick to neutral, behavior-based rules that apply to all residents.
Step 5: Seasonal Maintenance & Winterization
- Spring Opening: Clean and inspect all equipment, balance chemicals, and remove debris.
- Mid-Season: Keep water balanced, filters clean, and monitor for necessary repairs.
- Winterization: Lower water levels, adjust chemicals, and prevent freezing damage if closing the pool.
🔹 Gold Nugget: Schedule inspections early—most managers rush right before Memorial Day, overwhelming inspectors and delaying approvals.
Final Thoughts: Stay Compliant, Stay Safe
A well-maintained pool enhances resident satisfaction and property value. By staying proactive with inspections, water chemistry, equipment maintenance, and fair housing compliance, you can ensure a safe and enjoyable environment for all residents.
💡 Need help with fair housing or pool compliance? Contact the Lubbock Apartment Association for expert guidance and training resources.
Frequently Asked Questions (FAQ)
1. Can we restrict pool hours for children to keep the pool quieter?
No. Restricting children’s access to the pool at certain times can be considered familial status discrimination under the Fair Housing Act. Instead, enforce behavior-based rules that apply to everyone, such as “No loud or disruptive behavior.”
2. How often should we test the pool water?
Chlorine and pH levels should be tested daily, while cyanuric acid (CYA) should be tested at least monthly. Keeping a log of these tests is essential for both compliance and maintaining a healthy pool.
3. What should we do if our pool's cyanuric acid (CYA) level is too high?
The most effective way to lower CYA is to drain and partially refill the pool. Some new CYA-reducing filters can also help lower levels gradually without draining.
4. Can we require children under a certain age to have adult supervision in the pool?
You can require all residents and guests to follow general safety rules, but you cannot impose rules specifically targeting children (e.g., “All children under 12 must have an adult present”). Instead, allow parents or guardians to determine supervision needs.
5. How can we avoid costly re-inspection fees?
Before scheduling an inspection, ensure your permit is renewed, chemical logs are up to date, safety equipment is in place, and emergency phones work. A failed inspection can result in a $175 re-inspection fee per visit.