How to Check Pool Permits Before Buying a Home in Los Angeles

Buying a home with a pool can feel like a dream until hidden problems turn that dream into a major expense.

Before you start imagining summer weekends, family gatherings, and relaxing by the water, there is one important step many homebuyers overlook: checking how the pool was actually built.

In Los Angeles, some of that information is publicly available through the Los Angeles Department of Building and Safety (LADBS). The challenge is not just finding the records. The real challenge is understanding what those records tell you, and what they do not.

When reviewing a pool’s permit history, you need to know:

• What to look for
• What the records actually mean
• and what’s missing

That matters because a pool can look perfectly fine on the surface while hiding structural, plumbing, or safety issues underneath. And when it comes to buying a home with a pool in Los Angeles, what you cannot see can cost you the most.

Why Pool Permits Matter

A pool is much more than a backyard feature. It is a permanent structure designed to hold tens of thousands of pounds of water, and it relies on several systems working together safely and correctly, including:

• Steel reinforcement
• Shotcrete or gunite
• Pressurized plumbing
• Electrical systems near water

That is why pool permits and inspections matter. They help confirm that the pool was built to proper structural, plumbing, and safety standards. If a pool was built without the right permits or never received final inspections, a homebuyer may be taking on problems that are not obvious during a showing, such as:

• Hidden structural damage
• Improper plumbing installations
• Safety hazards
• Costly construction defects that are never corrected

In many cases, these issues are not inexpensive to fix. Depending on the severity, repairs can range from $20,000 to well over $100,000.

Step 1: Search the Property in LADBS

Start with the LADBS online Building Information System (BIS).

When buying a home with a pool in Los Angeles, permit records can provide important insight into whether the pool was properly reviewed, inspected, and approved, or whether hidden risks may still be waiting beneath the surface.  Enter the property address and look for:

• Pool permits
• Spa permits
• Remodel or equipment upgrades

You may see entries like:

• “Swimming Pool”
• “Pool Remodel”
• “Addition / Alteration”

Step 2: Check the Permit Status

This is where many homeowners stop, but it is also where some of the most important information begins. When you review a pool permit in LADBS, you will usually see a status. That status can tell you whether the work was completed, inspected, and approved, or if there are unresolved issues.

• Finaled
  →  This is the best outcome. It means the pool passed the required inspections, and the permit was signed off by the city.
• Issued but not finalized
  → This means the permit was approved and work may have started, but there is no clear record that the job was fully completed or approved through final inspection.
• Expired
  → This is a major warning sign. It may mean construction stopped, the permit was never completed, or inspections were missed along the way.

For a homebuyer, this matters because a pool without a final inspection lacks documentation proving it was built correctly.  Even if the pool looks fine today, missing final approval can mean important structural, plumbing, or safety steps were never officially verified.

Step 3: Look at the Inspection History

A properly built pool should have gone through several key inspections during construction. These inspections help confirm that key components of the pool were installed correctly before the next phase proceeds. Some of the most important inspections to look for include:

• Steel inspection (before shotcrete) - completed before shotcrete to verify the reinforcing steel was installed correctly
• Pre-plaster inspection - helps confirm the pool safety enclosures were ready for the finish surface
• Bonding inspection - checks that the electrical bonding system was installed for safety
• Final inspection - confirms the completed pool passed the required inspections and was signed off

If these are missing, it means:

• The structural phase was never officially verified
• Important safety or construction steps were skipped
• Parts of the work may have been rushed or never approved
• Electrical or gas-related work may not have been properly reviewed, which can create serious safety hazards, including shock risk or even fire risk in some cases

Step 4: Understand What’s Missing

Here is the reality in Los Angeles: many pools, especially older ones, may show:

• No records
• Partial permits
• Remodels without structural updates
• Equipment changes with little or no supporting documentation

But here’s the key takeaway:

No permit record doesn’t mean the pool wasn’t built, 
it means there’s no proof it was built correctly.

Step 5: Cross-Check Other Sources

Permits are only one part of the story. Before buying a home with a pool, it is also important to review other documents and observations that may reveal past problems or unfinished work.

Seller Disclosures

Look for:

• Pool remodel history
• Leak repairs
• Equipment upgrades
• Outdoor amenities such as pergolas or fire pits

If known pool problems were not disclosed, that can create liability later. In some cases, cosmetic repairs or surface improvements may hide deeper structural issues that become the buyer’s responsibility after closing.

Home Inspection Reports

These can reveal mostly visible components or issues that are in plain sight:

• Cracks near the tile line
• Deck movement
• Drainage issues

Professional Pool Evaluation

A qualified pool builder or structural specialist can identify:

• Bond beam stress cracks
• Structural vs. cosmetic damage
• Plumbing or hydraulic deficiencies

When buying a home with a pool in Los Angeles, cross-checking these sources can help you spot warning signs that permit records alone may not fully explain. As licenced  contractors, we also offer these real estate swimming pool inspections to learn more about this article, LA's Real Estate Swimming Pool Inspections

Step 6: Watch for These Red Flags

From a construction standpoint, these are some of the most important warning signs to watch for when buying a home with a pool:

• No final inspection on the original pool permit
• Multiple remodels with an unclear scope of work
• Equipment upgrades, but no structural records
• Cracks along the tile line
• Deck pushing against the pool coping (no expansion joint)
• Electrical and Gas equipment that appears to have been added, moved, or upgraded without clear permit records.

These conditions can point to larger underlying problems, such as:

• Poor craftsmanship
• Long-term structural pressure
• Improper construction methods
• Unverified electrical or gas work that may create serious safety hazards, including shock or fire risk

A pool may still look attractive during a showing, but these warning signs can suggest that important construction, safety, or structural issues were never fully addressed.

A Real-World Scenario

We’ve seen pools that looked perfectly fine during a home showing, but within months, cracks along the bond beam began to appear.  What started as a cosmetic concern turned into a major structural failure, ultimately requiring a full rebuild. The issue wasn’t visible on the surface; it was hidden in the way the pool was originally constructed.

Step 7: What to Do If You Find Nothing

If you cannot find meaningful permit records, do not assume everything is fine. In most cases, it is safer to treat the pool as:

An unverified structure that requires professional evaluation

Recommended next steps:

• Pressure testing plumbing to confirm that there are no hidden leaks in the lines
• Leak detection to identify water loss that may not be visible
• Structural inspection to evaluate the condition of the shell and surrounding areas
• Rebar scanning (GPR) helps locate reinforcing steel inside the structure
• Core sampling (for major renovations) is often used to better understand the pool's construction

The Bottom Line

A beautiful pool can hide years of shortcuts, patchwork repairs, or incomplete work. In many cases, permit records are the only clear window into:

• How the pool was built
• Whether it passed inspections
• If it meets modern standards

Taking the time to review this information can save you from:

• Unexpected repairs
• Safety risks
• Major renovation costs

When you buy a home with a pool, you are not just buying what you see on the surface. You are also buying the structure underneath it.

If that structure was not built correctly, the problem is usually not "if" it will show up, but "when".

With over 20 years of experience, J Designs Pool & Spa specializes in building and restoring pools, focusing on structural integrity, sound engineering, and long-term performance.

Before you finalize your home purchase, having a professional evaluate the pool could save you tens of thousands in unexpected repairs. As licenced  contractors, we also offer these real estate swimming pool inspections to learn more about this article, LA's Real Estate Swimming Pool Inspections