Backyard pool at sunset with palm trees and golden hills, headline Selling a Home With a Pool: what to fix, check, and disclose, Real Estate Toolbox, Steve Hise and Tricia Garcia

Selling a Home With a Pool in Simi Valley

November 12, 2026•6 min read

What should you know before selling a home with a pool in Simi Valley? Buyers will look hard at the pool's condition and its drowning prevention features. Under California law, a home inspection on a home with a pool or spa has to list which of the state's seven drowning prevention features it has and say so if it has fewer than two. Before you list, get the pool and equipment serviced, pull your permit and repair records, and find out which features you have, so nothing in the inspection report surprises you in escrow.

Updated November 2026. Here's how to get a pool home ready, what the inspector will check, and what buyers will ask about.

Does a Pool Help or Hurt a Simi Valley Sale?

It depends on the buyer and on the pool. With Simi Valley's hot summers, plenty of buyers want one, and a clean, working pool shows well. Other buyers see upkeep and utility bills. What hurts is a pool that looks neglected, because buyers picture the most expensive fix. We price pool homes against recent nearby sales with and without pools; our Simi Valley home value tool is a good starting point.

What Are California's Seven Drowning Prevention Features?

California's Swimming Pool Safety Act (Health and Safety Code section 115922, updated by SB 552 effective January 1, 2025) lists seven features for pools and spas at single-family homes:

An enclosure isolating the pool from the house (section 115923: at least 60 inches high, self-closing and self-latching gates that open away from the pool).
Removable mesh fencing (ASTM F2286) with a self-closing, self-latching gate.
A pool cover labeled as meeting ASTM F1346-23.
Exit alarms on doors and windows that open directly to the pool.
Self-closing, self-latching devices on those doors, with the release at least 54 inches up.
A pool alarm certified to ASTM F2208. Wearable alarms don't count.
Other protection independently tested as equal or better.

Some pairs don't count as two features: an exit alarm and a self-closing latch on the same door, an exit alarm and a latch on separate doors, or a pool cover plus a pool alarm.

What Will the Home Inspector Check?

Business and Professions Code section 7195 says that when a home with a pool or spa is sold, the home inspection should include a noninvasive look at the pool or spa and the house to see which of the seven features are there. The written report must:

Name which features the pool or spa has, if any.
Say specifically if it has fewer than two.
Say whether those features are in place, in good repair, working as designed and, where needed, properly labeled.
Include a statement that a pool isolation fence is the most studied and effective drowning prevention feature, citing the American Academy of Pediatrics.

The inspector doesn't have to test features against the ASTM specs, but a gate that doesn't latch will likely end up in the report, and in a buyer's repair request.

Do You Have to Add Features Before You Sell?

Section 115922 ties the two-feature requirement to a building permit: it applies when a permit is issued to build a new pool or spa, or to remodel an existing one, at a single-family home. Before final approval of that permitted work, the local building official inspects the features. Section 115925 says the article doesn't apply to public pools, to hot tubs or spas with locking covers that meet ASTM F1346, or to residential settings other than single-family homes.

So if you resurface or remodel the pool under a permit before listing, plan on meeting the two-feature rule as part of that job. Otherwise, you can add a feature or simply let buyers see what's there; a small fix like door alarms or a gate latch can cost less than a buyer's credit request. Ask the City of Simi Valley Building and Safety Division at (805) 583-6723 (or the county, outside city limits) about your pool. The U.S. Consumer Product Safety Commission also recommends drain covers that meet federal standards, so ask your pool service about yours.

How Do You Get the Pool Ready to List?

Service it. Clear water and clean tile for photos and showings.
Check the equipment. Pump, filter, heater and lights. Fix leaks and noisy pumps first.
Look at the surface. Stains, cracks or rough plaster are common inspection items. Get a written quote so you know your options.
Test the features. Close every gate and door to the pool and confirm it latches. Test alarms and the cover.
Gather records. Permits, equipment install dates, repair invoices and your pool service's contact. Buyers will ask about equipment age, permits and monthly running costs.

For the rest of the house, our 30-day pre-listing checklist covers what to do and when.

Where Do You Find Your Pool's Permit History?

The City of Simi Valley says it keeps plans for most residential projects for at least three months after completion, so older plans may not be on file. Call Building and Safety at (805) 583-6723 to ask what it has for your address, and add your own copies to your seller packet.

What Do You Have to Disclose About the Pool?

California's disclosure law (Civil Code section 1102 and following) applies to sales of single-family residential property, and section 1102 says a waiver of its requirements is void. Sellers give the Real Estate Transfer Disclosure Statement set out in section 1102.6. Disclose what you know about the pool and spa: leaks, equipment problems, past repairs, cracks and any work done without a permit. When in doubt, disclose. Our plain-English guide to seller disclosures walks through the forms.

If a big repair isn't worth doing before you list, you can price for it instead. See selling a house as-is in Simi Valley and our breakdown of the cost to sell a house in Simi Valley.

If you're selling to buy your next home, we plan both moves together so you're not stuck in between.

Frequently Asked Questions

What pool features does a California home inspection check?
Under Business and Professions Code section 7195, the report on a home with a pool or spa must list which of the seven drowning prevention features in Health and Safety Code section 115922 it has, say if it has fewer than two, and note whether they are in good repair and working.

Do I have to add pool fencing or alarms before I sell in Simi Valley?
Section 115922 ties the two-feature requirement to a building permit for a new pool or spa or a remodel of one. If you're doing permitted pool work, plan to meet it. Otherwise, check with the city's Building and Safety Division about your specific pool.

Should I fix my pool before selling?
Fix small items like leaks, noisy pumps, dirty water and gates that don't latch. For big items like resurfacing, get a written quote, then decide whether to fix it or price the home for it.

Do I have to disclose pool problems?
Yes. California's disclosure law applies to sales of single-family homes, and a waiver of it is void. Disclose known problems with the pool, spa and equipment, including unpermitted work.

Where can I find the permit history for my pool?
Call the City of Simi Valley Building and Safety Division at (805) 583-6723. The city says it keeps plans for most residential projects for at least three months after completion, so also look for your own copies.

Selling a Pool Home?

We'll help you decide what to fix, price the home against real sales, and show your pool at its best. Schedule a call or call or text 805-424-6226.

Sources

California Health and Safety Code section 115922, section 115923 and section 115925 (Swimming Pool Safety Act, as amended by SB 552, effective January 1, 2025), viewed November 11, 2026.
California Business and Professions Code section 7195 (home inspection reports on homes with a pool or spa), viewed November 11, 2026.
California Civil Code section 1102 and section 1102.6 (Real Estate Transfer Disclosure Statement), viewed November 11, 2026.
City of Simi Valley, Duplication of Plans and Other Documents and Building and Safety Division, viewed November 11, 2026.
U.S. Consumer Product Safety Commission, pool season tips (June 5, 2025), viewed November 11, 2026.

Steve Hise and Tricia Garcia, Real Estate Toolbox at eXp Realty, 1720 E Los Angeles Ave, Suite F, Simi Valley, CA 93065
Steve Hise CA DRE #01702055 | Tricia Garcia CA DRE #02032007

This article is general information, not legal advice. Pool rules depend on your property and any permitted work; check with your home inspector and the local building department, and talk with an attorney about your situation.

Steve Hise

Steve Hise, Community & Local Real Estate Specialist Steve Hise is a Simi Valley, Ventura County, and Los Angeles County real estate specialist with the Real Estate Toolbox Team. He focuses on community insight, neighborhood expertise, and residential buying and selling. Steve helps buyers and sellers understand local market trends and what makes each neighborhood unique so they can make confident real estate decisions.