Planning a condo or HOA pool renovation in Florida

Start from the pool’s real condition

Before comparing finishes or bids, the board needs to know what is actually wrong: the finish, the tile and coping, or the concrete shell underneath. That decides whether the job is a renovation of the concrete, a repair, or something larger.

An on-site evaluation, with photos and any past repair or inspection reports, gives the board a scope it can share and compare.

When competitive bids are required

Your association attorney and manager confirm how these rules apply to your community and its documents.

• Condominiums: under Section 718.3026, Florida Statutes, an association must obtain competitive bids when a contract for materials, equipment or services requires payment exceeding 5 percent of the association’s total annual budget, including reserves.
• HOAs: under Section 720.3055, Florida Statutes, the threshold is 10 percent of the total annual budget, including reserves.
• Neither statute requires the association to accept the lowest bid, and neither limits the association’s ability to obtain needed products and services in an emergency.

Make the bids comparable

• Give every contractor the same scope: what is being replaced, what is being repaired, and what stays.
• Ask each one to state what they found on site and what their scope assumes about the shell.
• Check the contractor’s Florida license on the state’s DBPR license search before signing.
• Ask who signs the contract and who applies for the permits.

Permits and the Department of Health

A condominium or HOA pool is generally a public pool under Florida law. The Department of Health states that an operating-permit application must be submitted to it before the building department can issue a construction or modification permit for a public pool. Section 514.0115 exempts pools serving 32 or fewer condominium units, or HOAs with 32 or fewer units or parcels, from supervision except for water quality, unless operated as public lodging.

Plan the closure and tell owners early

• Usually the pool cannot stay open while the pool itself is being renovated, so the closure is planned with the contractor.
• Agree on access, deliveries and work hours before work starts.
• Give residents clear notice of when the pool closes and when it is expected to reopen, and update them if that changes.

Does the ADA apply to a community pool?

The U.S. Department of Justice states that community pools associated with a private residential community and limited to the exclusive use of residents and their guests are not covered by the ADA accessibility requirements. If your pool is used by others, read the guide to ADA access below and ask your attorney.

Checked against the official text.

1. Section 718.3026, Florida Statutes (condominium contracts and bids)
2. Section 720.3055, Florida Statutes (HOA contracts and bids)
3. Florida Department of Health, Public Swimming Pools
4. Section 514.0115, Florida Statutes (exemptions)
5. U.S. DOJ, ADA Q&A: Existing Swimming Pools at Hotels and Other Public Accommodations

Published 2026-10-01. General information, not legal or engineering advice; the official text governs. Commercial Pools Florida is a division of Cool Pool of Florida, LLC, Florida Certified Pool/Spa Contractor CPC1461644.