California Swimming Pool Safety Act
When a building permit is issued for a new pool or spa, or for remodeling an existing one, the pool must have at least two of these seven drowning prevention safety features (as updated in 2018):
- An enclosure isolating the pool from the house.
- A removable mesh fence with a self-closing, self-latching gate.
- An approved safety pool cover.
- Exit alarms on doors and windows that give access to the pool.
- Self-closing, self-latching devices on those doors, with release mechanisms at least 54 inches above the floor.
- An alarm that sounds when someone enters the water.
- Other means that provide equal or greater protection.
What inspectors look at
- Barrier height, gaps and climbable objects next to the fence.
- Gates: self-closing, self-latching and opening outward.
- Doors and windows to the pool area with alarms.
- Drain covers and a dual main drain or other entrapment protection.
- GFCI protection for pool lights and equipment, and bonding of metal parts.
- Pool surfaces, coping, tile and decking for cracks and trip hazards.
- Pump, filter and heater operation, leaks and gas connections.
Equipment life
Pool pumps often last 8 to 12 years, heaters 7 to 12 years, and plaster finishes 10 to 15 years, depending on water chemistry and use.
Common questions
Does a home inspection include the pool?
Many inspectors include a visual inspection of the pool and spa for an extra fee, covering barriers, surfaces, visible equipment, bonding and GFCI protection. Leak detection and detailed equipment testing are done by pool specialists.
Do older pools have to be upgraded at sale?
State law applies the two-feature requirement when a building permit is issued for a new pool or a remodel. Some cities have point-of-sale rules, and lenders or insurers may also ask for barriers.