Pools and hot tubs are among the most desirable vacation rental amenities—and among the most demanding to maintain. Proper care keeps guests safe, prevents costly repairs, and avoids the negative reviews that come from murky water or equipment failures.
This guide covers what you need to know to maintain these amenities effectively.
Why Pool/Hot Tub Maintenance Matters
Guest Safety
Improperly maintained water features create health risks:
- Bacteria and pathogens
- Chemical burns from improper balance
- Slip hazards from algae
- Equipment malfunction dangers
Guest Experience
Water quality issues guests notice immediately:
- Cloudy or green water
- Strong chemical smell
- Dirty surfaces
- Equipment noise or failure
A pool that looks uninviting won’t be used—and guests will mention it in reviews.
Liability Protection
Proper maintenance and documentation protects you:
- Demonstrates due diligence
- Supports insurance claims
- Required for many permits
- Evidence in case of incidents
Asset Protection
Regular maintenance prevents expensive repairs:
- Equipment lasts longer
- Surface damage prevented
- Plumbing preserved
- Major repairs avoided
Pool Maintenance Essentials
Daily Tasks (When Occupied)
Surface maintenance:
- Skim debris from surface
- Check water level
- Empty skimmer baskets
- Visual inspection for issues
Water testing:
- pH level (7.2-7.8 ideal)
- Chlorine level (1-3 ppm)
- Note any unusual readings
Weekly Tasks
Thorough cleaning:
- Brush walls and tile line
- Vacuum pool floor
- Clean skimmer baskets thoroughly
- Check filter pressure
Water chemistry:
- Full chemical testing
- Adjust chemicals as needed
- Check alkalinity (80-120 ppm)
- Test calcium hardness
Equipment check:
- Pump running properly
- Filter pressure normal
- Heater functioning (if applicable)
- All valves and fittings secure
Between Guests
Pre-arrival checklist:
- Water crystal clear
- Chemical levels perfect
- Surfaces clean
- Equipment functioning
- Safety equipment present
- Gate/fence secure
Post-departure:
- Shock treatment if heavy use
- Check for damage or debris
- Reset any moved equipment
Monthly Tasks
- Deep clean filter (backwash or cartridge clean)
- Inspect equipment thoroughly
- Check for leaks
- Clean pump strainer
- Inspect pool lights
- Check safety equipment condition
Seasonal Tasks
Spring opening (if winterized):
- Remove cover, clean and store
- Reconnect equipment
- Fill to proper level
- Balance chemistry
- Run system and check all equipment
Fall closing (if applicable):
- Lower water level appropriately
- Winterize plumbing
- Remove and store accessories
- Cover pool
- Protect equipment from freezing
Hot Tub Maintenance
Hot tubs require more frequent attention than pools due to smaller water volume and higher temperatures.
Daily/Between Guests
Water testing:
- pH (7.2-7.8)
- Chlorine/bromine levels
- Sanitizer effectiveness
Visual check:
- Water clarity
- Foam levels
- Jet operation
- Temperature correct
After Every Guest
Minimum protocol:
- Test and adjust chemicals
- Clean waterline
- Add sanitizer as needed
- Remove any debris
Heavy use protocol:
- Shock treatment
- Extra sanitizer
- Check filter
Weekly Tasks
- Clean filter
- Check water level
- Add water care products
- Wipe down cover
- Clean shell surfaces
- Check equipment operation
Monthly Tasks
- Deep clean filter (soak in cleaner)
- Check cover condition
- Inspect jets and fittings
- Test safety features
- Assess water quality (full drain coming?)
Quarterly (or Every 3-4 Months)
Complete water change:
Hot tub water should be completely replaced every 3-4 months, or more frequently with heavy guest use.
Drain and refill process:
- Drain completely
- Clean shell thoroughly
- Clean/replace filter
- Refill with fresh water
- Balance chemistry from scratch
- Heat to proper temperature
Water Chemistry Basics
Pool Chemistry Targets
| Parameter | Ideal Range | Test Frequency |
|---|---|---|
| pH | 7.2-7.8 | Daily |
| Chlorine | 1-3 ppm | Daily |
| Alkalinity | 80-120 ppm | Weekly |
| Calcium hardness | 200-400 ppm | Monthly |
| Cyanuric acid | 30-50 ppm | Monthly |
Hot Tub Chemistry Targets
| Parameter | Ideal Range | Test Frequency |
|---|---|---|
| pH | 7.2-7.8 | Before each use |
| Chlorine | 3-5 ppm | Before each use |
| Bromine | 3-5 ppm | Before each use |
| Alkalinity | 80-120 ppm | Weekly |
Common Chemical Issues
Low pH (acidic):
- Causes eye irritation
- Corrodes equipment
- Fix: Add pH increaser (sodium carbonate)
High pH:
- Reduces sanitizer effectiveness
- Causes cloudy water
- Fix: Add pH decreaser (sodium bisulfate)
Low sanitizer:
- Unsafe water
- Algae growth risk
- Fix: Add chlorine/bromine
High sanitizer:
- Eye and skin irritation
- Strong chemical smell
- Fix: Time, dilution, or neutralizer
Safety Requirements
Pool Safety
Required in most jurisdictions:
- Fence with self-closing, self-latching gate
- Depth markers
- No diving signs (if shallow)
- Emergency contact information posted
- Safety equipment (life ring, hook)
Recommended:
- Pool alarm
- Self-closing door alarms
- Slip-resistant surfaces
- Adequate lighting
- CPR instructions posted
Hot Tub Safety
Common requirements:
- Lockable cover
- GFCI protection
- Temperature limiting (104°F max)
- Safety signage
Guest information to provide:
- Maximum time guidelines
- Temperature warnings
- Health condition warnings
- No glass policy
- Child supervision requirements
Professional vs. DIY Maintenance
When to DIY
Reasonable for owners who:
- Live locally
- Have time for regular maintenance
- Learn proper procedures
- Invest in testing equipment
DIY tasks:
- Daily/weekly chemical testing
- Surface cleaning and skimming
- Basic chemical additions
- Filter cleaning
When to Hire Professionals
Consider professional service if:
- You’re remote from the property
- You have multiple properties
- You don’t want to learn chemistry
- You want liability protection
Tasks best left to pros:
- Equipment repairs
- Leak detection
- Heater service
- Major chemical problems
- Opening/closing (if applicable)
Cost Expectations
Pool service:
- Weekly maintenance: $100-$200/month
- Chemistry only: $80-$150/month
- Opening/closing: $200-$500 each
Hot tub service:
- Weekly maintenance: $80-$150/month
- Drain and refill: $100-$200
Finding Good Service
Look for:
- Licensed and insured
- Experience with vacation rentals (understands urgency)
- Responsive communication
- Flexible scheduling for guest turnover
- Good reviews from other STR owners
Common Problems and Solutions
Cloudy Water
Causes:
- Poor filtration
- Chemical imbalance
- Heavy use
- Environmental contamination
Solutions:
- Check filter, clean or replace
- Test and balance chemistry
- Shock treatment
- Clarifier if needed
Algae Growth
Prevention:
- Maintain proper sanitizer levels
- Regular brushing
- Good circulation
- Shock after heavy use
Treatment:
- Brush all surfaces
- Shock heavily
- Run filter continuously
- Vacuum when dead
Equipment Failure
Signs of pump issues:
- Unusual noises
- Reduced flow
- Air bubbles in return
Signs of heater issues:
- Won’t heat
- Heats slowly
- Error codes
Response: Call professional promptly—don’t leave guests without functional amenities.
Foam in Hot Tub
Causes:
- Body oils and lotions
- Detergent residue on swimsuits
- Old water
Solutions:
- Anti-foam treatment (temporary)
- Water change if persistent
- Request guests shower before use
Documentation and Records
Keep Records Of
- All chemical testing results
- Maintenance performed
- Professional service visits
- Equipment repairs
- Incidents or issues
- Chemical purchases
Why Documentation Matters
- Tracks patterns and problems
- Supports insurance claims
- Proves due diligence
- Required for some permits
- Helps troubleshoot issues
Pool and hot tub maintenance requires consistent attention. Learn how our management approach handles amenity maintenance so you can enjoy the benefits without the hassle.
