Commercial | Associations
Pools for HOA and condominium associations
A pool contract is often one of the larger contracts an association signs. This page covers what a board-ready pool bid should contain, the Florida bid and permit rules that apply, and how to send Playwell a request.
Family-owned
40+ years
Building pools since 1985
Counties served
Orange, Seminole, Osceola, Lake, Volusia
Central Florida, from Orlando
What matters to you
What boards and managers need from a pool contractor
Boards answer to owners. A bid has to survive a board meeting, a comparison with other bids, and questions from owners afterward.
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The association as the client
The contract names the association by its legal name, not the management company, so obligations and warranties run to the association.
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Written scope, in and out
Itemized inclusions and exclusions, so the board compares like with like and owners can see exactly what was bought.
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Change orders in writing only
No added cost without written approval from the association, under the authority the board has delegated.
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Insurance that names the association
A certificate of insurance naming the association and its manager as additional insured, checked for exclusions that affect condo or townhouse work.
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A license that covers community pools
Florida's commercial pool/spa contractor license covers any pool, public or private. A residential pool/spa license is limited to residential pools (s. 489.105, F.S.).
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A clean comparison for the packet
A one-page summary the manager can drop into the board packet next to the other bids, plus line items the reserve study can use.
Scope
What a board-ready bid should spell out
Use this as a checklist for any pool bid your association receives, including Playwell's.
| Client of record | The association, by its legal name |
|---|---|
| Scope of work | Itemized inclusions and exclusionsShell, finish, tile and coping, deck, equipment, drain covers, lighting |
| Change orders | Written approval by the association before any change |
| Payment schedule | Tied to defined milestones in the contract |
| Permits and health department | Who files the building permit and the Florida Department of Health paperwork |
| Drain safety | Compliant drain covers and any required secondary system |
| Closure window | How long the pool is closed and whySet by the finish manufacturer's cure and startup specs and any required inspections |
| Contractor license | Certified Pool/Spa Contractor CPC1457140Current, Active, expires 08/31/2028 |
Florida rules for associations
Bid thresholds and health department status
General information, not legal advice. Statute text checked on flsenate.gov.
Competitive bids
- Condominiums: bids required above 5% of the total annual budget, including reserves. s. 718.3026, F.S.
- HOAs: bids required above 10% of the total annual budget, including reserves. s. 720.3055, F.S.
- Neither statute requires the association to accept the lowest bid.
Department of Health status
- Condo or co-op pools serving 32 units or fewer, not public lodging: exempt except water quality.
- Condo pools serving more than 32 units with a 60-day minimum rental rule: still file, get plan approval and an initial operating permit.
- HOA pools serving 32 units or parcels or fewer: exempt except water quality and drain anti-entrapment.
- Other community pools follow the full public pool permit path. s. 514.0115, F.S.
Reserve planning
Pool components worth listing in a reserve study: interior finish, tile and coping, deck, pumps, filters and heaters, and drain covers. The CPSC recommends replacing drain covers that are past the expiration date on the cover.
Rules, paperwork and next steps
- Florida public pool permits DH4159 operating permit path and the resurfacing notice.
- VGB drain safety Federal drain-cover rules and Florida s. 514.0315.
- Prequalification Licenses, insurance, bonding and references in one place.
- Project record Playwell projects by sector, scope and year.
- Verify our licenses Each license, its class and a DBPR lookup.
- Renovation and resurfacing Resurfacing notice, code items and reopening.
Common questions
Does our association have to get competitive bids for a pool project?
Florida requires condominium associations to obtain competitive bids when a contract's payments exceed 5 percent of the association's total annual budget, including reserves (s. 718.3026, F.S.). Homeowners' associations have the same rule at 10 percent (s. 720.3055, F.S.). Neither statute requires the association to accept the lowest bid, and both have exceptions, including emergencies and a sole source of supply in the county. Ask the association's attorney how the rule applies to your contract. General information, not legal advice.
What license should a contractor have to work on our community pool?
Florida's commercial pool/spa contractor license covers any swimming pool, public or private (s. 489.105(3)(j), F.S.). A residential pool/spa contractor is limited to residential pools (s. 489.105(3)(k)). Playwell's licenses are Certified Pool/Spa Contractor license CPC1457140 and Certified General Contractor license CGC1511541, issued to licensee Donald Robert Glenn and both current and active on the Florida DBPR license search. General information, not legal advice.
Do HOA and condo pools fall under federal drain safety rules?
Yes. The Virginia Graeme Baker Pool and Spa Safety Act defines a public pool to include pools open only to residents of multi-unit residential developments (15 U.S.C. 8003). Florida also applies its anti-entrapment statute, s. 514.0315, to small HOA pools that are otherwise exempt from most state pool rules (s. 514.0115(3), F.S.).
Is our pool regulated by the Florida Department of Health?
It depends on size and use. Pools serving no more than 32 condominium or cooperative units that are not operated as public lodging are exempt from Chapter 514, F.S., except for water quality. Condominium pools serving more than 32 units whose recorded documents prohibit rentals of less than 60 days still apply to the department, get construction plan approval and an initial operating permit, and are inspected for water quality and lifesaving equipment. HOA pools serving no more than 32 units or parcels are exempt unless operated as public lodging, except for water quality supervision and the anti-entrapment statute (s. 514.0115, F.S.). Confirm your status with the county health department.
Can Playwell name our association and manager as additional insured?
Playwell's insurance details are being added to the prequalification page. You can request a certificate of insurance naming your association by email from that page now.
How do we get a bid?
Send the property, the scope and any board meeting or bid date through the request-a-bid form, or call (407) 403-2794. Playwell reviews the request, contacts you, and walks the site before pricing anything.
Request a board-ready bid
Send the community, the scope and the board date. Playwell reviews it, contacts the board or manager, and walks the site before pricing.