Dear David,

After twenty years in our home, we are planning to retire and downsize next spring. We would like to get our property in order so it’s ready to sell at that time. The sticking point is our 20-by-40-foot pool, which will need a new liner, and possibly a new heater next season. My husband is not keen on spending the money and is considering filling it in. From a resale perspective, is it better to fill in the pool, or repair it before we list? – FEELING DRAINED

DEAR DRAINED: Filling in a pool might sound like the simplest solution, but it’s not always the easiest or most cost-effective. Depending on your municipality, removing or filling in a pool may require a demolition permit. Unless the pool is fully removed and the yard is restored as though it was never there, the work may need to be disclosed to a future buyer.

It’s important to consider what the pool represents. A small percentage of families in Southern Ontario have backyard pools, and with the cost of installing one often ranging from $50 to $100 thousand or more, a pool can be a significant part of a property’s overall appeal.

If the pool needs a new liner and possibly a heater, I’d be inclined to get it done now. Assuming the cost of bringing the pool back to proper working condition is around $10 to $15 thousand dollars, the investment is a relatively small percentage of your home’s overall value, especially if the pool is in good condition otherwise. 

Because the goal is to sell next spring, timing matters. Buyers who are looking for homes with pools will want to be able to enjoy them as soon as they move in. A tired or non-functioning pool is likely to feel like a project, while an updated, ready-to-use pool feels more like a lifestyle upgrade.

I suggest investing in your pool at the end of this season, and also having professional photos taken now, while the yard and pool are looking their best. By doing this work in advance, you’ll be ready to list next spring, and can hit the ground running as soon as the pool can be opened.

Before proceeding to fill in the pool, get quotes for the liner, heater, and any other repairs it may need. In most cases, if the pool is a strong selling feature of the property, repairing and representing it well is likely the better resale decision.

Pro Tip: Investing in a major feature like a pool and keeping it up to date provides real payback on resale. Buyers rarely want to tackle the unknown, so leaving a problem for the next owner is going to cost you. If a pool looks tired or needs immediate work, a buyer will either penalize you on price, or choose another home that feels easier. When it comes to selling a home with a pool, timing matters. By going to market in the spring, you’re giving the next owners an immediate chance to enjoy the feature that put your home at the top of their list. #Advice #AskDavid #TheNegotiator