May 2022 HOA Living Magazine

Time to Resurface Your Pool Deck? When a Maintenance Coat Just Isn’t Enough

By Chris Sigler, B.S.C.E., C.D.T.

One of the most important amenities that many communities have are their swimming pools and spas. These are typically places where residents find socialization, rest, and a place to cool off during the hot summer. Having a well-maintained pool and recreational space is important for home values and serves as an attractive feature for anyone living or vacationing in the Coachella Valley.

There are so many different types of pool deck surfaces throughout the Valley, but the most common pool deck surface treatment is a textured coating system. Coated and textured concrete can be challenging to maintain, but if inspections are performed regularly (every two to three years) by an independent professional or a trusted pool deck specialty contractor, the concrete decks can last for many decades. Concrete is a porous material and, like many building materials, it expands and contracts with temperature and exterior exposures, which must be considered when maintaining a deck.

KEY FACTORS IN A LONG USEFUL LIFE IN ANY CONCRETE DECK:

• Plenty of expansion and control joints

• High-quality sealants and coating materials

• Regular touchups of concrete, corrosion treatment, and top coating

If you are maintaining your pool decks on a regular cycle, check for water exposure. Water should not have the opportunity to undermine either the concrete or coating system.

COMMON POOL DECK PROBLEMSIf an association gets behind on the maintenance of its pool decks, the following common deficiencies and issues arise:

• Excessive cracking

• Spalling of concrete surface

• Corrosion bleeds from metal components

• Delamination of the coating system

• Poor drainage

FIXING THE PROBLEMS – WHEN HAVE YOU ARRIVED AT THE LAW OF DIMINISHING RETURNS?

Can these types of cracks, spalls, and rusted components be fixed and coated over to refresh the pool deck and make it pretty and comfortable on the feet again?

I spoke to CAI-CV member, Marshall Cooper, owner of Cooper Coatings in Palm Springs, about this topic. Marshall indicated, “In many cases, yes. If there are a few hairline cracks here and there, and some corrosion at a few locations but the rest of the deck is structurally solid, you can probably repair the deck for another maintenance cycle. It’s mostly about whether the deck is still structurally sound.”

Structurally sound, he explained, is when the cracks in the concrete are minimal and observed in a small percentage of the deck.

Examples of excessively deteriorated pool decks:

WHEN IS IT TIME TO STOP PATCHING AN OLD COATING SYSTEM AND CONSIDER RESURFACING THE DECKS?

• When there are multiple areas of cracks broadcasting through the concrete and coating system.

• When cracks are more than one-eighth of an inch.

• When peeling or spalling happens in more than one area.

• When drain locations have multiple cracks coming off the drain location.

• When your reserve analyst or independent advisor tells you that there is no remaining useful life in the current/ existing deck coating system.

Unfortunately, many HOAs are tight on reserves and end up continuing to pursue the less-expensive repair options for far too long, over too many maintenance cycles. While this is less painful in the short term, over time, the law of diminishing returns kicks in and an HOA ends up chasing good money after bad. As Marshall humbly put it, “We can fix almost anything but the choice of repair vs. resurfacing always seems to circle back to the dollars.”

Even when a pool deck is distressed and in poor condition, repairs are usually half the cost or even less when compared to the full resurfacing system. Many times, it is a best practice to consult a professional advisor to help the association assess options. Look for an independent construction consultant, a coating systems manufacturer’s representative, or an experienced and trusted contractor who specializes in concrete coatings and waterproofing systems. Such an advisor can inspect your pool decks and provide an evaluation of when it’s time to resurface your decks.

RESURFACING – A QUICK OVERVIEW

Resurfacing is a “purer” deck renovation, in that it removes the texture

and coating system that is currently on your pool deck with mechanical grinding, down to the original bare concrete substrate, except where adhesion would not allow some of the prior system to be completely removed.

Once this is done, cracks are grooved with a blade on a power tool, filled with high strength material, and the substrate is prepared to receive a completely new coating system, which is generally comprised of:

• Vapor barriers

• Cementitious base layer(s), sloping

• Additional layers applied atop the base

• Texture

• Color coat

The materials that comprise these types of systems could include acrylic, urethane, and/or epoxy products, depending upon the system specified. Most topcoats are acrylics, but there are other options to consider for durability and longevity.

There are also some very interesting new topcoat products to consider, which claim to reduce UV absorption, thus becoming cooler than other coatings. These products are still relatively new but show promise in the marketplace. We will see if these UV-resistant topcoats take hold in the market and prove to be a common option.

Regardless of your choice of pool renovation level, always consider the use of a professional advisor, and fully analyze both short-term and long-term costs when considering your pool deck renovations. Work with an experienced specialty contractor who is highly experienced in pool deck renovations whenever possible and obtain a solid warranty from the contractor and manufacturer. Using best practices, we can all continue to maintain, repair, resurface and beautify our treasured pool areas for the comfort and enjoyment of all!

Chris Sigler is the President and owner of C.L. Sigler & Associates, Inc., a construction management and consulting firm that has exclusively served the HOA industry for 21 years. He is a Civil Engineer by trade, with 30 years of engineering and construction experience. Chris is certified by the Construction Specifications Institute (CSI) as a Construction Documents Technologist. He is in Palm Desert, and his firm serves the Coachella Valley and Riverside Counties from their Southern California Office while serving the San Francisco Bay Area in Northern California from their San Jose Corporate office. Chris can be reached by cell at (408) 210-8003 or by email at chris@siglercm.com.