Commercial, HOA and condominium pools
Owner-operated, CPO certified, and fully insured. We service community pools across Sarasota and Manatee County — and we will tell you about the compliance gap in your current contract before you sign ours.
A community pool is not a big residential pool
Florida public pools are governed by Chapter 64E-9 of the Florida Administrative Code. They carry testing obligations, record-keeping obligations and certification requirements that a backyard pool does not — and the legal responsibility for meeting them sits with the association, not the contractor.
Most proposals do not mention this. Ours starts with it.
The gap most pool contracts leave open
Rule 64E-9.004(11) requires that the pH and disinfectant level of a public pool be tested and recorded every twenty-four hours, on Department of Health form DH 921. The record must be kept at the pool and produced to an inspector on request. On the Department's own inspection form, it is item 44 — Maintenance Log.
The obligation is daily. It applies to every pool, every day the pool is open.
A three-day-per-week service contract — ours or anybody else's — covers three of the seven required entries. The other four remain the association's responsibility, whether or not anyone has told the board that.
Ask your current contractor who fills in the log on the days they do not attend. If the answer is silence, the answer is you.
We close that gap three ways, and we price all three so the board can choose deliberately rather than inherit a decision. We can attend more days a week. We can equip and train your own staff to make the off-day entries and audit their log weekly. Or we can attend seven days and make every entry ourselves.
What we do at a community pool
Every service visit
- Test and balance free chlorine, pH, total alkalinity, cyanuric acid and calcium hardness — every reading recorded
- All routine chemicals added and included in the monthly fee, never billed separately
- Skim, brush walls, steps and waterline, vacuum as required
- Empty skimmer and pump baskets, check water level
- Inspect the equipment pad — pump, filter, heater, feeder, valves — and record its condition
- Check and log filter pressure; backwash or clean the filter when due
- Make the DH 921 entry for that day
- Secure the gate and leave the deck and pump room as we found them
Every month
- A written service record after every visit, available to the board at any time
- Any equipment fault documented in writing with a photograph and a cost, before it becomes an emergency
- Two filter cleanings per filter per year included
- Post-storm assessment of every pool within 72 hours of safe access, at no charge
One technician. Named in your contract.
A single technician is assigned to your property. You are given his name, his mobile number and his Certified Pool Operator status before service begins, and we will not change him without thirty days' written notice.
This is a term of our agreement, not a promise in a meeting. A technician who has been at your equipment pad every week for a year knows which pump is noisy and which heater is near the end. A different face each visit knows none of it, and nobody notices until something fails.
Nothing is ordered without the board
We do not order parts, begin work, or incur cost on the association's behalf without written approval. When we find a fault we document it — what has failed, what it will cost, what happens if it is left, and how urgent it is — and nothing starts until that comes back approved.
The only exception is a condition that makes a pool unsafe or unlawful to keep open. Then we close it, post it, and call you immediately.
Five questions worth asking every company that bids
- 1
How many days a week will you attend, and will that number appear in the contract?
Many companies advertise weekly service for commercial pools. Industry guidance for a community pool is three to five days.
- 2
Who makes the DH 921 entry on the days you do not attend? Please answer in writing.
The obligation is daily. If the answer is silence, the answer is the association — and the association carries the citation.
- 3
Will the same technician service the property every visit, and will you name him in the contract?
Continuity is what catches a failing pump before it takes the motor with it.
- 4
Are all routine chemicals included at a fixed monthly price, or billed on top?
A low monthly figure with chemicals billed separately is not a lower price. It is an unpredictable one.
- 5
What are your liability limits, will you name the association as an additional insured, and does your policy cover condominium pool work?
At least one carrier has withdrawn from this class of business. A certificate that excludes it is worth nothing.
We answer all five in our proposal, in writing, before you ask.
Credentials
Certified Pool Operator
Rule 64E-9.018 requires public pool maintenance to be performed by or under the supervision of a certified operator.
Licensed and insured
Commercial general liability, with your association named as an additional insured.
Owner-operated
The number on this page reaches the owner directly.
Local
Based in Manatee County, serving Sarasota and Manatee. Not a franchise routing a truck from another county.
A note for boards on Section 718.3026
Section 718.3026, Florida Statutes, requires a condominium association to obtain competitive bids where a contract exceeds five percent of its total annual budget, including reserves. We raise it so no board is put in an awkward position later, and we are content to bid competitively.
The same statute is equally clear on the other half: it does not require the association to accept the lowest bid. We are not asking to be chosen on price. We are asking to be compared on what is actually in the contract.
This is not legal advice. We simply ask that the board check the figure against its budget and follow its own procedure.
Tell us about your property
Every property is priced after a site visit — pool volumes, bather load, equipment condition and the service frequency the board wants. Call 941-222-2092 or send us the details and we will come and look.
HOA pool maintenance in Manatee County: common questions
Who is responsible for the daily DH 921 pool log in Florida?
Rule 64E-9.004(11) requires the pH and disinfectant level of a Florida public pool to be tested and recorded every twenty-four hours on Department of Health form DH 921, and the record must be kept at the pool. The legal responsibility sits with the association or pool owner, not the contractor. A three-day-per-week service contract covers three of the seven required entries; the other four remain the association's responsibility unless the contract says otherwise.
How often must a Florida public pool be tested?
Every twenty-four hours, every day the pool is open. Under Chapter 64E-9 of the Florida Administrative Code, pH and disinfectant level must be tested and recorded daily on the DH 921 log, which must be produced to an inspector on request — item 44, Maintenance Log, on the Department's inspection form.
Does a Florida condominium association have to take competitive bids for pool service?
Section 718.3026, Florida Statutes, requires a condominium association to obtain competitive bids where a contract exceeds five percent of its total annual budget, including reserves. The same statute does not require the association to accept the lowest bid. This is not legal advice; boards should check the figure against their budget and follow their own procedure.