Anyone Build their own pool?

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R

rsuess14

New member
Jun 18, 2024
3
Dallas, Tx
Hi All - New to the forum, and love all the information here. After 5+ years of considering a pool, we're finally taking the steps to get quotes from some of the area builders here in DFW. I haven't been very impressed with the level of knowledge with the few I've met so far. In the latest instance of this, after the on-site meeting where I made it very clear some trees were off limits, the design included (Owner coordinates Removal of trees) and the setback for overhead utility from waterline was incorrect. Just seems like some of them don't have the basic knowledge that is accessible by everyone.

Has anyone built their own pool, in other words, acted as your own general contractor? I'm in no rush to build, the cost savings over time to build seems like a worthwhile effort.
 
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rsuess14 said:
Hi All - New to the forum, and love all the information here. After 5+ years of considering a pool, we're finally taking the steps to get quotes from some of the area builders here in DFW. I haven't been very impressed with the level of knowledge with the few I've met so far. In the latest instance of this, after the on-site meeting where I made it very clear some trees were off limits, the design included (Owner coordinates Removal of trees) and the setback for overhead utility from waterline was incorrect. Just seems like some of them don't have the basic knowledge that is accessible by everyone.

Has anyone built their own pool, in other words, acted as your own general contractor? I'm in no rush to build, the cost savings over time to build seems like a worthwhile effort.
Click to expand...
R,

Welcome to TFP! And yes, there are quite a few of us here that have done an OB pool. Couple questions for you:
  • Have you done anything similar before?
  • How much time do you have?
  • You'll have to manage multiple contractors and most of the purchasing except that contractors know how to purchase. You can expect at least:
    • Design and Engineering (whether required or not you want stamped structural drawings)
    • Excavation
    • Forming and Steel
    • Gunite
    • Tile and plaster (often two different contractors)
    • Plumbing
    • Electrical
    • Paving
    • Landscaping
  • You need to be able to create a critical path schedule with dependencies linked
  • You'll need to be able to create a cost estimate that includes contingency for risks
You'll also need to apply for the permit which in most cases requires you fill out some special forms as an Owner Builder. In my case this just commits me to follow codes, local requirements and acknowledge I know I don't get a warranty from a builder. This was all fine with me since I've been a project manager for 40+ years and quite a few projects over $1B and many, many smaller than that. Also, know there are many that don't have this background that have been successful as well. Some have specific craft skills, some are not in a hurry and not tied to performance on a schedule or a budget so they just get done what they can afford and build as they have funds. There are many ways to do this and they all work. And there are more than a few that get in way over their heads, spend a lot of money then abandon the project. Not trying to scare you off, just want you to know if you want a pool built like a quality builder would do it you can save 30-40% and also know that it's a LOT OF WORK and time on your part. I love doing OB projects and OB'd my pretty substantial house two years ago. I'm semi-retired so I have plenty of time. I'm also obsessed with proper control on my jobs. So dealing with a builder especially the quality you have in this market would drive me nuts. I think I'd probably waste a lot of money interfering, coming to odds, firing and restarting if I went that route.

If you require a building permit that's actually a good thing in my mind. It can be a valuable part of your quality plan. First thing I'd do is set up some time with a plan reviewer, explain what your doing and ask them what are the biggest issues with OB's and generally how their system works. When I did this they really appreciated it. I developed a great relationship with them and they definitely helped me get a better product.

I hope this is helpful and please feel free to ask any questions. We have a number of real industry experts in building a pool and they've helped me a LOT. Even though I've got a lot of industrial engineering and construction experience I learn a lot on every project and it seems the smaller the job the more I learn. My pool build was no exception.

Chris
 
  • Have you done anything similar before?
    • No. Just Some small house projects restrooms and sunroom renovations. Had to pickup materials etc. nothing close to this size.
  • How much time do you have?
    • I work from home, so while I don't have a ton of extra time, I have the benefit of proximity working in my favor
The initial challenge with just some passive searching was finding the contractors for each of the individual pieces. They seem a little less adept at seo than the pool companies that are hiring them. Plumbera or electricians specializing in pools for instance, I assume I should be looking for those that have experience in this?
 
Generally the design and engineering firm might be able to give you names of the excavation subs used by area PBs, or the building department might give some info. Then the excavation sub might give you the name of few forming (rebar) subcontractors they know. The forming guys will know the names of plumbers. electricians, and/or gunite crews they've worked with. Plaster applicators should be easy to find as they only do pools mainly and they'll advertise a bit. Another option is to go stalk some pools being built around your local neighborhood and then you can stop and ask the subs working there for their contact info.

Basically you just need to get the ball rolling and then the names will start to pop up from there. These guys work all year round on pools and work with each other. They're not tied to any pool builder and they're more than happy to throw names around of the people they know and trust. When they're on the job working for a pool builder, they generally won't talk to the homeowner because they don't want to get in the way of the PB-Owner relationship. But if they know you're doing your own OB pool, they're more than happy to blab about which subs are good and which ones are not-so-good.
 
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rsuess14 said:
  • Have you done anything similar before?
    • No. Just Some small house projects restrooms and sunroom renovations. Had to pickup materials etc. nothing close to this size.
  • How much time do you have?
    • I work from home, so while I don't have a ton of extra time, I have the benefit of proximity working in my favor
The initial challenge with just some passive searching was finding the contractors for each of the individual pieces. They seem a little less adept at seo than the pool companies that are hiring them. Plumbera or electricians specializing in pools for instance, I assume I should be looking for those that have experience in this?
Click to expand...
I'd have to sit back and think about how many hours I spent and will do so then provide you that info. One thing about it and a significant benefit to OB is you are very involved with everything. Can't tell you how many PB stories on here and locally where the owner has little or no input after the contract is signed. And too many times the PB is nowhere to be found either. Don't get me wrong, there are some fabulous PB around here and I'm sure in Dallas. But they are all way backed up and mega $. I simply could not afford to build the pool I wanted through them and I didn't want to wait over a year. So I was relegated to the builders that I know knew less about managing subs than I did. Then they'd be in the middle so it was an easy call for me. When you look for pool design companies take a look at DIY Pools. I was very surprised at how well this worked out. I met with two other pool designers in our region. They were all about the same price but the responsiveness of DIY was just better... not perfect but definitely better. They do a good job of using zoom meetings and have very knowledgeable staff. If I ever do this again I'll sole source them.

Everybody says it will be difficult to find subs and it was. But not impossible if you're willing to do the leg work. I even went around to pool construction sites and met them at quitting time or lunch time. Once they know you are serious and have credible plans none of them will brush you off. A big advantage you can make sure they hear is I paid net 10. They're lucky if they really get net 45 from the bigger builders. This is a huge advantage. Exploit it! Also as Matt mentioned your designer/engineer can point you in the right direction. DIY will do that as well. Networking helps a tremendous amount. My gunite contractor offered a long list of forming and steel subs they knew. All of the contractors that have interfaces with each other know each other. They are a fantastic resource for identifying companies to pre-qualify. That's important... they get on the list to be pre-qualified not on the bid list. I required that I see work in progress without notice for every sub. You don't have to be a 40 year veteran of construction to learn to look for some basic indicators... if you need them let me know. I'm happy to share. Definitely you want pool experience for all the key crafts. Some like landscaping you won't need as much but they'll almost all have worked with pools.

I hope this helps.

Chris
 
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setsailsoon said:
I'd have to sit back and think about how many hours I spent and will do so then provide you that info. One thing about it and a significant benefit to OB is you are very involved with everything. Can't tell you how many PB stories on here and locally where the owner has little or no input after the contract is signed. And too many times the PB is nowhere to be found either. Don't get me wrong, there are some fabulous PB around here and I'm sure in Dallas. But they are all way backed up and mega $. I simply could not afford to build the pool I wanted through them and I didn't want to wait over a year. So I was relegated to the builders that I know knew less about managing subs than I did. Then they'd be in the middle so it was an easy call for me. When you look for pool design companies take a look at DIY Pools. I was very surprised at how well this worked out. I met with two other pool designers in our region. They were all about the same price but the responsiveness of DIY was just better... not perfect but definitely better. They do a good job of using zoom meetings and have very knowledgeable staff. If I ever do this again I'll sole source them.

Everybody says it will be difficult to find subs and it was. But not impossible if you're willing to do the leg work. I even went around to pool construction sites and met them at quitting time or lunch time. Once they know you are serious and have credible plans none of them will brush you off. A big advantage you can make sure they hear is I paid net 10. They're lucky if they really get net 45 from the bigger builders. This is a huge advantage. Exploit it! Also as Matt mentioned your designer/engineer can point you in the right direction. DIY will do that as well. Networking helps a tremendous amount. My gunite contractor offered a long list of forming and steel subs they knew. All of the contractors that have interfaces with each other know each other. They are a fantastic resource for identifying companies to pre-qualify. That's important... they get on the list to be pre-qualified not on the bid list. I required that I see work in progress without notice for every sub. You don't have to be a 40 year veteran of construction to learn to look for some basic indicators... if you need them let me know. I'm happy to share. Definitely you want pool experience for all the key crafts. Some like landscaping you won't need as much but they'll almost all have worked with pools.

I hope this helps.

Chris
Click to expand...
Thanks a bunch for the input, Chris. And I'll take any extra I put you have.
Was there something DIY pools offered that made it worth their 3 or 4K fee? From what I was looking at it seemed like they just opened their directory and let us take a look, so helped get over my initial challenge of sourcing the work. Did that 3k fee cover the design and architecture aswell?
 
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rsuess14 said:
Thanks a bunch for the input, Chris. And I'll take any extra I put you have.
Was there something DIY pools offered that made it worth their 3 or 4K fee? From what I was looking at it seemed like they just opened their directory and let us take a look, so helped get over my initial challenge of sourcing the work. Did that 3k fee cover the design and architecture aswell?
Click to expand...
I started with them way back when I started with the house planning which was just prior to covid. I believe my price was around $2K but I'll check. Other designers were all in the same ball park so the final decision was more around how well did I think I could work with them. My wife and I had an online interview Zoom meeting with them that went very well. That was followed with a K/O meeting for the project. They did have a couple options for higher fees but I didn't take them. Worked out fine and they did answer a couple of pool construction questions I had. Their product including construction specs, permit calculations, preliminary design (including 3d renderings), final design and I believe 2 changes prior to final design. We had very clear architectural plan in mind, including colors, tile types etc. I also did an enclosure but I did that separate from the pool design. I was concerned that the pool required footers couldn't be designed without the enclosure design and I really thought it would be better to have the enclosure company do their own footer design. Turns out most of the enclosures use a standard 12" X 12" with 2 #5 rebar design but mine really required a sign-off by both pool designer for a part of the enclosure that is fastened directly to the pool around the basin wall. They seem to use experience PE for structural design licensed in your state. In my case the enclosure sub used the same engineer. So it was pretty easy to work out. My guess is costs post covid have gone up and $3k wouldn't surprise me. But still worth checking around and interviewing others. They ask you for sketches or photos of pools online that you like and any ideas you have. Also they want photos of the house and backyard. Their design team will convert this to a first pass with 3d renderings and you go from there until you are comfortable then "freeze" the design and issue your construction and permitting drawings. They do any changes require to get permitted for free. Every county has some slightly different requirements and in my case that required two drawing revisions that were pretty minor and one revision to the flow calcs.

I hope this is helpful.

Chris
 
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