55+ Homes With Pool in the East Valley

55+ homes with a private pool in Mesa, Chandler, Gilbert and Sun Lakes are a smaller slice of the East Valley age-restricted market than many buyers expect. Recreation center pools are everywhere. A pool in your own backyard is a separate feature, with its own association rules, barrier code and upkeep.

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I am Terry Day, REALTOR with DeLex Realty. When a 55+ listing shows a pool, I want to know what the association allows, whether that pool was approved, what the barrier rules say and who cares for it while you are away.

Private pool vs community pool

Most East Valley 55+ communities list swimming as an amenity. That usually means a recreation pool you share.

I search for pool homes in communities such as Leisure World, Sunland Village, Sunland Springs Village, Fountain of the Sun, Dreamland Villa, Velda Rose Estates, Encore at Eastmark, Solera Chandler, Sun Lakes, Trilogy at Power Ranch, Encanterra and Solera at Johnson Ranch. I will not publish a yes or no chart, because rules differ by association, by phase and by lot, and boards update them.

Two examples of how this shows up in the documents. The Sun Lakes Country Club Homeowners Association rules include a Swimming Pools/Spas section inside its architectural standards. Leisure World tells owners that changes outside the manor walls go through its architectural committee permit process. For any other community, check the CC&Rs and architectural guidelines before you count on adding a pool or spa.

What I look for in the documents:

• Whether a new pool, spa or water feature needs architectural approval, and what the committee wants to see
• Setbacks, screening for pool equipment, and the type and color of any pool fencing
• Whether spas, above-ground products or water features are treated differently from an in-ground pool
• Any rule on where a pool may drain or be backwashed

If a listing shows a pool, I still ask the association whether it, and any deck, ramada or casita next to it, was approved for that lot.

Pool barrier rules

Arizona's pool enclosure law, A.R.S. 36-1681, covers pools at least 18 inches deep and wider than eight feet. Its standard barrier is at least five feet high, with self-closing, self-latching gates that open away from the pool. The statute does not apply to a residence where all residents are at least six years old. It also does not apply where a city, town or county has its own pool barrier ordinance that is equal to or stricter than the state law, and most East Valley homes sit in places that do.

• Mesa: the city's residential pool plan review checklist, based on the Mesa Swimming Pool and Spa Code, allows three ways to comply: a barrier at least five feet high around the pool, the house wall as part of the barrier with alarms and self-closing doors, or a key-operated powered safety cover.
• Chandler: the city says all pools must be enclosed by a perimeter fence at least six feet high and no more than seven feet, gates must self-close and self-latch, and a building permit is needed before pool fencing is built.
• Unincorporated Maricopa County: the county's residential pool page calls for a barrier top at least 60 inches above grade on the outside, self-closing and self-latching gates, and permits before the barrier is installed or the pool is filled.
• Gilbert and other towns: check with the town's building department for the exact address.

None of the city or county pages I read lists an exemption for age-restricted homes. Also, Arizona law requires sellers, landlords and builders to give buyers a pool safety notice approved by the Arizona Department of Health Services, so expect to sign one on a pool home. This is general information, not legal advice, so confirm with the city, town or county for the home.

Upkeep for part-year owners

A private pool does not run itself in summer while the house sits empty, and it needs care in winter while you are in town too. Questions I want answered before closing:

• What equipment is on site, such as the pump, filter, cleaner and any heater, and how old each piece is
• What the surface finish is and what the inspector sees on it
• Who has been caring for the water and whether that arrangement can continue
• How the pool is handled when the house is vacant, including water level and timers
• How a vendor gets into the backyard, and whether the association has rules about vendor access
• Where the pool drains or backwashes on that lot

Many part-year owners line up regular pool care and someone to check on the house while they are gone. That is your own arrangement; I do not recommend a company. My checklists for closing up an Arizona home for summer and opening it for winter cover the rest of the house.

What buyers ask me

Buyers ask why one 55+ lot has a pool and the next has a gravel yard. Usually a past owner added it, and the association file for that address tells the story.

They also ask whether removing a tired pool beats repairing it. That depends on the inspection, the association and the city permit process, so I get answers before we write the offer.

What to check before buying

1. Read the pool and spa sections of the CC&Rs and architectural guidelines
2. Ask the association whether the existing pool and any nearby structures were approved
3. Schedule a home inspection that includes the pool and its equipment
4. Check the barrier against the city, town or county rules for the address
5. Plan pool care for the months you will be away

If you are still choosing a community, my 55+ living hub and 55+ community finder are good places to start.

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Questions buyers ask

Which East Valley 55+ communities allow private pools?
I do not keep a standing yes or no list, because rules differ by association, by phase and by lot. Check the CC&Rs and architectural guidelines for the specific community, and ask the association whether a pool already on the lot was approved. I pull those documents for every home we look at.

Is a community pool the same as a private pool?
No. A recreation center pool is a shared amenity run under the association's rules. A private pool sits on your lot, and its equipment, water care, barrier and repairs are your responsibility.

Does an age-restricted home still need a pool barrier?
Often, yes. The Arizona statute, A.R.S. 36-1681, does not apply to a residence where all residents are at least six years old, but it also does not apply where a city or county has its own ordinance that is equal or stricter. Mesa, Chandler and Maricopa County each publish their own barrier rules, and the pages I read list no age-based exemption. Check with the city, town or county for the exact address.

What should part-year owners ask about a private pool?
Ask what equipment is on site and how old it is, who has been caring for the water, how the pool is handled while the house is empty, how vendors get into the backyard, and whether the association has rules on vendor access or backwashing.

How do I see current 55+ homes with a pool?
Use the listings button on this page, or call me at 602-483-4665 and I will set up a search for the communities you like and flag the homes with a private pool.