Confirm it is beyond evaporation, document the loss, and call a licensed pool leak detection specialist. Here is the step-by-step process for HOA boards and property managers.
A community pool that keeps requiring water to be added is not automatically leaking -- South Florida pools lose water to evaporation every day. But when the loss is consistent, significant, and the autofill keeps running, the board needs to find out whether there is an actual leak before the problem gets worse and the water bill climbs further.
Most community pools have an automatic water level controller that continuously refills the pool as it loses water. Turn it off. With the autofill off, the water level will begin to reflect actual loss. If the pool drops noticeably over 24-48 hours, that is the first confirmation that something beyond normal evaporation is occurring. Do not wait days -- if the pool is dropping visibly, call a leak specialist immediately. A leaking community pool loses significant water underground, and that water erodes the surrounding soil, creates voids beneath the deck, and causes progressive damage to the patio and nearby plumbing the longer it runs unchecked.
Place a bucket of water on a pool step. Mark the water level inside the bucket and the pool water level on the outside. After 24 hours with the pump off, compare the two drops. If the pool dropped significantly more than the bucket, the pool is leaking beyond evaporation. Use the free Evaporation Calculator from Leak Business Academy to see what normal daily evaporation should look like for your pool based on local conditions. Use the Pool Leak Analyzer to help categorize the water loss pattern. These tools give the board documented baseline information before the specialist arrives.
Record the pool water level at the same time each day for several days. Note the current water meter reading and compare to historical billing. Pull billing records from the same months in prior years to identify when the consumption increase began. This documentation tells the specialist what they are dealing with before the visit and gives the board a record of the problem's history.
The pool service company that handles maintenance is not the right call here. Finding a pool leak requires acoustic hydrophones, pressure testing manifolds, pipe locators, and trace gas equipment that pool service companies do not carry. Call a specialist. Sandra at Leak and Subsurface Locators handles scheduling and can work with the property manager to coordinate a visit time that minimizes disruption to residents.
The specialist provides a written report documenting what was found -- what is leaking, where it is, and what type of repair is needed. The board uses this report to authorize repair work with a qualified pool contractor. The written documentation also creates a maintenance record and may be needed for insurance review or regulatory compliance.
Once the repair is complete, record the water meter reading and begin tracking consumption again. Comparing pre-repair and post-repair water consumption quantifies exactly how much the leak was costing. This comparison is useful for the board's budget records and for communicating the outcome to residents.
Use these before and after the specialist visit to document and quantify your pool's water loss.
Leak and Subsurface Locators serves HOA communities throughout South Florida and provides written documentation of all findings. Call Sandra to schedule.
That depends on the HOA's governing documents and management structure. In most cases, the property manager can authorize a diagnostic visit without a full board vote -- the visit is a maintenance and investigation expense. Repair authorization typically requires board approval. Calling Sandra to discuss the situation is the fastest way to figure out the right process for your specific HOA structure.
Longer than a residential visit. A community pool with more fittings, more plumbing lines, and a larger deck area to cover takes proportionally more time. The total visit time is discussed when scheduling, based on the pool's size and configuration. Planning for a half-day visit for a standard community pool is a reasonable starting point.
Pool service companies are not equipped with leak detection tools. If the service company says "it looks fine" but the water loss continues, that is not a diagnostic result -- it is an observation from someone without the equipment to make that determination. A dedicated leak detection visit with the proper tools is the only way to confirm whether a leak exists and where it is.