Your Complete Planning Resource
What are you
planning?
Select your project type and we will walk you through every question to ask, milestone to confirm, and detail to verify before, during, and after construction in North Texas.
Starting Fresh
New Pool
Build
Build
You are building a pool from the ground up. This checklist covers everything from evaluating builders through design, contracts, construction milestones, and final handoff.
Builder evaluation and credentials
Site, soil, HOA, and pool design
Contract, budget, and payment review
Construction milestones to monitor
Final walkthrough and closeout
Begin Checklist
Updating Existing
Pool
Renovation
Renovation
You have an existing pool that needs updating. This checklist covers the unique challenges of renovation work: scope definition, hidden conditions, and protecting your investment.
Builder evaluation and renovation experience
Existing conditions and scope clarity
Budget, contract, and change order risks
Renovation milestones and quality checks
Final review and project closeout
Begin Checklist
New Pool Build
New Pool Build
Checklist
Questions to ask, things to confirm, and warning signs to watch for, from your first builder conversation through final walkthrough. Specific to building in North Texas.
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Building a custom pool in North Texas is one of the biggest improvements you can make to your home and your lifestyle. Between expansive clay soil, HOA architectural review, drainage challenges, and the Texas heat, there is more to get right here than in most markets. The difference between a project that goes smoothly and one that does not almost always comes down to what was asked, confirmed, and documented before construction began.
Work through each section at your own pace. Your progress saves automatically. Items marked with a red indicator are warning signs that deserve a direct conversation with your builder before moving forward.
Texas does not require a state license to build pools, which means the burden is on you to verify a builder is qualified and accountable. Insurance, professional certifications, business history, and references matter more here than in licensed states. These items help you separate established builders from anyone who simply put up a sign last spring.
Insurance & Business
Confirm the builder carries active general liability insurance and request a certificate of insurance naming you as certificate holder for the duration of the project
General liability covers property damage and injuries on your job site. Get the certificate before construction begins, not after a problem.
Confirm the builder carries workers' compensation insurance for their crew and subcontractors
Texas does not require most private employers to carry workers' comp, which makes it a useful signal. Builders who carry it have made a choice to protect their workers and reduce your exposure if a worker is injured on your property.
Verify the business is registered and in good standing with the Texas Secretary of State or Comptroller, and that the legal entity on the contract matches
Search at sos.texas.gov or comptroller.texas.gov. A builder operating only under a DBA without a registered entity is a red flag.
Ask how long the company has been operating under its current name and ownershipWatch for
Frequent name changes or recent re-incorporations can be a sign of past complaints, judgments, or unhappy customers. A long, consistent track record matters in this industry.
Certifications & Reputation
Ask whether the builder holds professional industry certifications such as Genesis (Pool & Spa Builder), PHTA (formerly APSP), or NPC accreditation
These certifications signal ongoing education and accountability to industry standards. They are voluntary, which is what makes them meaningful.
Verify the builder's BBB rating and look at how complaints were handled, not just the count
A high BBB rating is meaningful, but the pattern of how a builder responds to issues tells you more than the rating itself.
Read independent reviews carefully, including Google Reviews, not just testimonials on the company websiteWatch for
Pay attention to how a builder responds to problems, not just whether things went smoothly. Every project has challenges. How they are handled is what matters most.
Portfolio & References
Request references from completed projects in similar site conditions, such as expansive clay soil, sloped lots, HOA-governed neighborhoods, or homes with mature trees near the build area
North Texas has specific demands. Ask references whether the builder handled site challenges, HOA approvals, and warranty calls well, not just whether the pool looks good.
Review the portfolio for projects that match your pool's intended size, complexity, and style
Ask whether you can visit a completed project in person, or speak directly with a recent customer
Early Builder Involvement
Ask whether the builder offers a pre-construction consultation, including a site visit, design input, and early budgeting before you commit
Involving a builder early catches buildability issues, drainage concerns, and cost surprises before they become expensive problems.
Be cautious of builders who will not visit your property or assess your site until a contract is signedWatch for
A builder who will not engage until money is committed has not assessed your project's specific risks. This is where surprises begin.
Worth knowing: Because Texas does not license pool builders, your insurance, references, BBB record, and certifications are the closest thing to a "license check" available. Be willing to take the extra time on this section. The builder you pick is the most important decision in the entire project.
In North Texas, your site rarely tells the whole story on the surface. Expansive clay soil, drainage challenges, HOA architectural review, and tree protection can all affect what gets built and how. These questions ensure nothing is left to assumption before design is finalized.
Site Assessment
Locate your property survey, or know your lot's approximate dimensions and setback requirements
Setbacks vary by city. Frisco, Plano, McKinney, Allen, Prosper, Southlake, Colleyville, and Farmers Branch each have different pool setback and fence requirements. Your builder should know these for your jurisdiction.
Ask how the builder accounts for North Texas clay soil in the pool's structural design
Local clay soil, often called black gumbo, expands when wet and shrinks when dry. Without proper structural engineering, that movement can crack pool shells and decking over time. A serious builder has a clear answer here.
Note any drainage concerns, low spots, or areas where water stands in the yard after heavy rainWatch for
Drainage often gets worse after a pool is installed because the new deck and shell change how water moves through your yard. Address this in the design phase, not after construction.
Identify mature trees that may need to be removed, relocated, or protected during construction
In North Texas, oaks should not be pruned or wounded between February and June because of oak wilt risk. If trees need to come down or root cuts are required, the timing affects the schedule.
Map your sprinkler system and confirm your main gas line and electrical panel locations
Confirm your electrical panel has capacity for pool equipment (most equipment runs on 220V)
HOA & Permits
Find out your HOA's architectural review process and timeline before you commit to a design
Most North Dallas HOAs require pool plans for approval. Review can take 2 to 4 weeks. Start early so it does not delay your build.
Confirm the builder will pull all required city permits and inspections, and that permit fees are either included in the quote or clearly identified as owner-paid
Confirm your builder will install a code-compliant pool barrier or fenceWatch for
Texas Health and Safety Code Chapter 757 requires a barrier on most residential pools. Many cities add height, gate, and self-latching requirements on top. Verify what applies to your address.
Pool Design
Save 5 to 10 inspiration photos of pools you like (Pinterest, Instagram, Houzz all work well)
Decide your preferred pool shape direction: rectangular, freeform, geometric, L-shaped, or open to suggestions
Think through who will use the pool most often: kids, grandkids, adult entertaining, exercise, or all of the above
List features you want included now: tanning ledge, spa, water features, LED lighting, automated controls, fire features
Consider what you may add later: outdoor kitchen, pergola, fire pit, putting green, sports court
Even if you build them in a second phase, your pool design can accommodate them now. Decisions like deck size, electrical capacity, and gas line locations are dramatically easier to plan for than to retrofit.
Equipment & Materials
Ask which pool equipment brands the builder uses and request equipment specs in writing as part of the proposal
Pump, filter, heater, and automation are major-cost items with very different warranty lengths. Get specifics, not just "premium equipment."
Discuss decking material options (concrete, travertine, flagstone) and understand cost, maintenance, and how each performs in Texas heat
Travertine stays significantly cooler underfoot than standard concrete, which matters in Dallas summers. Each material has trade-offs in cost, durability, and look.
Discuss waterline tile and coping options at the proposal stage, not later as a change order
The contract is where your entire agreement becomes enforceable. Texas does not regulate pool builder contracts the way some states do, which means the burden is on you to insist on clear terms. A thorough review here protects you through the full length of the project.
Scope & Pricing
Confirm the full scope of work, including materials, finishes, equipment models, decking, and excavation, is documented in the contract
Confirm any landscaping, irrigation, or fence work disturbed during construction is either included in the scope or clearly stated as your responsibility
Understand whether the contract is fixed-price or contains allowances, and what triggers an overage
Allowances are budget placeholders for items you have not yet selected (decking, tile, coping, etc.). If your selections exceed the allowance, you pay the difference. Make sure the allowance amounts are realistic for the look you want.
Confirm there is a clear written change order processWatch for
Every scope or design change after signing should require a written change order with cost and timeline impact confirmed before work proceeds. Verbal approvals lead to disputes at the end of the project.
Payments & Timeline
Understand the payment schedule and confirm draws are tied to construction milestones, not calendar dates
Common pool build milestones: contract signing, excavation, steel and plumbing, gunite or shotcrete, tile and coping, deck, plaster or interior finish, equipment startup, final walkthrough.
Ask what contingency you should plan for, on top of the contract amount
Pool builds typically come in within 5 to 10% of contract if the scope was well-defined. Setting aside a small reserve for landscape restoration, lighting upgrades, or features you decide to add along the way is wise.
Confirm the estimated start date, overall construction timeline, and what conditions could cause delays
Most North Texas pool builds run 4 to 6 months from contract signing to swim. Weather (rain delays excavation and concrete), permit timelines, and material lead times all factor in.
Warranty & Liens
Confirm the written warranty: what is covered, for how long, on the pool shell, equipment, plaster, tile, and workmanship
Equipment warranties come from the manufacturer and vary widely (1 to 10+ years depending on the component). Workmanship warranty comes from the builder and is typically 1 to 5 years. Get this in writing as part of the contract.
Understand Texas mechanic's lien law and how your builder handles subcontractor and supplier lien waiversWatch for
Under Texas Property Code Chapter 53, subcontractors and suppliers can place a lien against your property for unpaid bills, even if you have already paid your builder. Conditional lien waivers should accompany each progress payment; unconditional waivers should be received at final payment.
Good to know: Texas does not cap deposits on residential improvement contracts. That means it is up to you and your builder to agree on a fair down payment. Most reputable North Texas pool builders ask for a 5 to 15% deposit at signing, with the balance tied to milestones. A builder demanding 30%+ up front, or full payment before substantial work, deserves a hard second look.
A pool build moves through clear phases, each with its own inspection points. Staying informed at the milestones below is what separates a smooth project from one with surprises at the end.
Pre-Dig & Excavation
Confirm 811 utility marking was completed before excavation begins
811 is free and legally required in Texas before any digging. Locators come out within a few days to mark gas, electric, water, sewer, and communication lines.
Walk the excavation site after dig and confirm the pool location, shape, and orientation match the design before any reinforcement goes in
Structure & Plumbing
Confirm steel reinforcement (rebar) inspection passes before gunite or shotcrete is applied
The structural rebar cage is what makes the pool last. City inspection or independent verification should pass before concrete is shot.
Verify plumbing and electrical rough-in inspections pass before any backfill or decking is poured
Finish & Surface
Confirm tile and coping selections match what was approved before installation
Walk the decking installation while it is still in progress, not after it has cured
Corrections on concrete or pavers are dramatically harder once material has set. Inspect early.
Inspect the pool shell before plaster: the shell should be clean, level, and free of cracks or void areas
Communication
Establish a regular check-in cadence with your project manager (weekly call, on-site walkthrough, or both)
Document any concerns in writing (email or text) as they come up, not at the endWatch for
A paper trail protects both you and the builder. Verbal concerns are easy to forget or dispute later.
The final review is your last opportunity to confirm everything was delivered as agreed. A thorough walkthrough here protects you long after the builder leaves.
Walkthrough
Walk the entire pool, deck, and equipment area looking for surface flaws, color match issues in tile, plaster, or decking, and any incomplete touch-ups
Confirm all water features, lighting, automation, and equipment operate during a live demonstration
Verify the pool fence, gate, latch, and any required safety features meet city code and pass final inspection
Equipment & Training
Receive equipment manuals, warranty documents, and serial numbers for the pump, filter, heater, automation, and any additional systems
Schedule equipment startup and walkthrough training with the builder, including how to operate, clean, and maintain everything
First-year pool ownership has a learning curve. A good builder spends time on this, not five minutes at handoff.
Receive a written maintenance schedule and ask about any ongoing service plan options the builder offers
Final Payment & Documentation
Confirm any outstanding punch list items are documented in writing with committed completion dates before releasing final payment
Do not release final payment until unconditional mechanic's lien waivers are received from the builder and all subcontractors and material suppliersWatch for
Under Texas Property Code, subs and suppliers retain lien rights against your property until properly released. Conditional waivers should accompany progress payments; unconditional waivers should arrive at final payment.
Save all permits, inspection cards, plans, contracts, change orders, and warranties in one folder
These documents have real value at resale and will be requested by any future buyer doing due diligence.
One more thing: Know how to reach your builder for warranty issues after the project closes. A good builder is responsive long after handoff. Confirm the warranty contact, response time, and how to log issues before the final check changes hands.
Pool Renovation
Pool Renovation
Checklist
What to assess, ask, and verify when renovating an existing pool in North Texas, from initial scope through final review.
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Pool renovation projects in North Texas range from a simple replaster to a full transformation including new decking, equipment, and added features. The scope varies widely, and so do the risks. The most common problems in renovation work come from unclear scope, undiscovered existing conditions, and change orders that were not anticipated.
This checklist is built specifically for renovation work. Items marked with a red indicator are warning signs that deserve a direct conversation with your builder before you proceed.
Renovation work requires a different skill set than new builds. The builder you hire needs experience assessing what already exists, not just building from scratch. In North Texas, older pools often carry surprises once they are drained: aging plumbing, structural settling from clay soil, outdated equipment, and code-compliance gaps with current installations.
Insurance & Business
Confirm active general liability and workers' compensation insurance, and request a certificate of insurance for the duration of the project
Verify the business is registered with the Texas Secretary of State or Comptroller and check the BBB record for patterns in complaints
Renovation Experience
Ask how many pool renovations of similar scope the builder completes each year
New-build experience alone does not prepare a builder for the diagnostic and adaptive work that renovations require.
Request references from completed renovations similar to yours and ask how the builder handled unexpected conditions
Be cautious of builders who quote a renovation without a thorough in-person assessment of the existing poolWatch for
Accurate renovation pricing requires physically assessing the shell, plumbing, decking, and equipment. A quote based on photos or a phone call alone is not reliable.
Read independent reviews with specific attention to how hidden conditions and change orders were handledWatch for
In renovation work, surprises happen. The real question is whether the builder communicated and resolved them fairly.
Pool renovations are different from new builds because you are working around existing conditions. The most reliable projects start with a thorough assessment of what's there now, not just what you want to change.
Existing Conditions
Have the builder visually inspect the pool shell for cracks, surface delamination, or settling
Note the age and condition of existing equipment: pump, filter, heater, automation, lights
Equipment 10+ years old is often the right time to replace. Older equipment may not be code-compliant with current installations (variable-speed pump requirements, for example).
Note the condition of decking, coping, tile, and any retaining walls or surrounding hardscape
Identify potential plumbing or electrical issues with the existing systemWatch for
Old plumbing under decking can fail mid-renovation and turn a 2-week project into a 6-week one. A pre-renovation pressure test on plumbing lines is worth requesting.
Scope Definition
Clearly define what is in scope and what is not: replaster only, replaster plus tile, equipment swap, or a full renovation
If decking is staying, confirm protection of that decking is included in the scope
Decide whether to update equipment as part of this project, even if it is still functional
Replacing equipment during a renovation is dramatically cheaper than doing it as a standalone project later. The access and labor are already happening.
Discuss whether features can be added: tanning ledge, spa, water features, automation, fire features
Some features can be added during a renovation (lighting, automation, simple water features); others require structural changes (tanning ledge, spa addition). Have this conversation early.
Pool Interior
Choose your interior finish: standard plaster, quartz, mini pebble, or an upgraded option
Standard white plaster typically lasts 5 to 10 years. Quartz and mini pebble last 15 to 20+ years with proper care. The price difference often pays back in lifespan.
Choose waterline tile and trim tile, and confirm color samples or photos of finished installations before committing
Renovation contracts carry risks that new-build contracts do not. The provisions around hidden conditions, change orders, and contingency deserve particular attention.
Scope & Pricing
Confirm every line item of the renovation is listed explicitly in the contract
Review explicitly how hidden conditions discovered during drain or demolition will be documented and pricedWatch for
This should be spelled out in the contract before work begins. Any additional work triggered by a discovery should require a written change order before that work proceeds.
Confirm all finish and material selections are documented in the contract before signing
Ask what contingency is appropriate for the scope and confirm how it will be managed
A 10 to 20% contingency is reasonable for major renovations given the unknowns of existing construction. Know whether this sits with you or the builder, and what it covers.
Payments & Timeline
Understand the payment schedule and confirm draws are milestone-based, not calendar-based
Confirm the estimated project duration from drain through final inspection
Most North Texas pool renovations run 2 to 8 weeks depending on scope. Replaster-only is on the shorter end; full renovations with new decking and equipment take longer.
Confirm which permits are required for the scope of work and who is responsible for obtaining them
Replaster and tile work often does not require a permit; electrical changes, plumbing modifications, or structural changes typically do. Know which category your project falls into before work starts.
Liens & Warranty
Confirm subcontractor and supplier lien waivers accompany each progress payment, and that unconditional waivers are received at final paymentWatch for
Under Texas Property Code Chapter 53, subs and suppliers can lien your property for unpaid bills. Conditional waivers with each draw and unconditional waivers at final payment protect you.
Confirm warranty terms in writing: interior finish, equipment, tile, and workmanship
Plaster and quartz warranties from the manufacturer are typically 1 to 10 years. Equipment warranties vary widely. Workmanship warranty is typically 1 to 5 years.
Renovation milestones differ from new construction. The moments that matter most are when existing conditions are exposed and decisions need to be made quickly.
Drain & Discovery
Ask to be notified immediately if any unexpected conditions are found during drain or demolition: structural cracks, plumbing leaks, or code issues with the existing equipment
These discoveries require a decision before work continues. You should hear about them directly, not through a surprise change order at the end.
Do not authorize any additional work verbally — require a written change order before work proceeds beyond the original scopeWatch for
A builder who moves ahead without written authorization puts you in a difficult position at payment time.
Construction Milestones
If structural or plumbing work is included, confirm those changes pass inspection (where required) before any surface or finish work goes back on
Confirm the shell is prepped and clean before plaster, quartz, or pebble interior is applied
Verify all installed materials match your approved selections before they are permanently set
Be present (or have someone present) the first time the pool refills, so brushing and start-up chemistry are done correctly
The first 30 days after refill are critical for new plaster. Daily brushing and proper water chemistry directly affect how long the finish lasts.
The final review is your last opportunity to confirm everything was delivered as agreed. A thorough walkthrough here protects you long after the builder leaves.
Finishes & Systems
Confirm all finishes match the approved selections: interior finish color, waterline tile, coping, and any new decking
Walk the renovated areas for deficiencies: gaps at transitions, incomplete caulking, hardware that does not operate, surface flaws in plaster or tile
Watch the builder operate any new or modified equipment: pump, filter, heater, lights, automation
New systems should be demonstrated, not just confirmed as installed.
Receive equipment manuals and warranty documentation for any new systems installed
Documentation & Payment
Receive final permit sign-offs and inspection cards for any permitted work
Confirm any outstanding punch list items are documented in writing with committed completion dates before releasing final payment
Do not release final payment until unconditional mechanic's lien releases are received from the builder, all subcontractors, and material suppliersWatch for
Subs and suppliers retain lien rights against your property under Texas Property Code until properly released.
One more thing: Keep a complete record of all permits, inspections, warranties, and change orders from the renovation. These documents have real value at resale and will be requested by any future buyer doing due diligence on the pool.