Real estate
BY KAMERYN GRIESSER
A defect in concrete mixtures that causes the shell of a pool to weaken and crack has resulted in hundreds of lawsuits piling up as pool owners seek legal recourse against builders in Hays, Travis, and Williamson counties. The defect, known as concrete cancer or alkali silica reaction (ASR), is primarily found in Austin-area pools built between 2017 and 2023. “The multimillion-dollar question at the heart of ongoing litigation is who is responsible; where in the supply chain did something go wrong?” attorney Michael Lovins said. Pool builders often subcontract shell construction out to “shotcrete” suppliers who mix the ingredients—sand, water and cement—and then spray the mix on-site, said Juan Armenta, a researcher with Texan Concrete Construction. “ASR is a chemical reaction between the concrete ingredients gone wrong,” Armenta said. “It’s nothing new, and it’s not just pools. It’s a ecting sidewalks, driveways, patios, foundations, but it’s accelerated because of the warm water in pools touching the concrete 24/7,” he said. Pool owners sue over costly error
Warning signs of ASR
Cracks with white or brown gel oozing out
Pool tile separation
Lowering pool levels or leaks
Flaky concrete surface
SOURCES: JOHN FORD OF FRONT2BACK CUSTOM, JONATHAN BROWN OF CLEAR REFLECTION POOLS, PAX POOLS COMMUNITY IMPACT
How we got here
The big picture
Average repair cost
John Ford, Front2Back Custom pool repair expert, said pool builders saw a boom in business during the pandemic. “After the big freeze back in 2021, people started noticing the cracks. ... Many mistook it for a cosmetic issue and just used temporary xes,” Ford said. These issues, however, were sometimes the result of ASR, which is not typically isolated to one area. This results in most pool repairs involving a complete rebuild of the concrete shell, which can cost nearly double the original price of construction, builders said. One theory surrounding the origin of ASR is that concrete mixtures received an insu cient amount of y-ash—a material that strengthens concrete. Fly ash is created from burning coal, but due to recent Environmental Protection Agency measures, Texas production has dwindled, making the material harder to come by, Armenta said. While there are some visual signs of ASR, Ford said the only way to con rm the defect’s presence is drilling and testing core samples in a lab, which can cost $4,000-$8,000.
Pool builders and pool owners agree the problem was likely preventable. “Texas is the wild, wild west when it comes to pool building,” Ford said. “Anyone can become a pool builder in Texas; you don’t need a license.” Armenta, who serves on the board of the Central Texas Pool and Hot Tub Alliance, PHTA, explained that a lack of education about ASR within the pool industry and the state’s lax codes for pool concrete created the perfect storm at a time when demand for backyard recreation was at its highest. Easy Mix and Hot Crete are among the shotcrete companies involved in multiple lawsuits. Both did not respond to requests for comment as of press time. Lovins, who represents parties on both sides of the issue, said if the current multidistrict litigation against Easy Mix—the largest ASR-related lawsuit to date with over 200 parties—is successful, involved pool owners could be compensated for repair costs
Repair type
Cost
Epoxy membrane (short- term, waterproo ng)
$8,500-$10,500
Fiberglass replacement (long-term)
$15,000-$25,000
Complete reconstruction of in-ground concrete pool Full demolition + ground re ll
$60,000+ (depending on size)
$5,000-$20,000
SOURCES: FRONT2BACK CUSTOM, CODY POOLS, PAX POOLS COMMUNITY IMPACT
The National PHTA recommends homeowners with newly-built pools or plans to build a pool inquire with their builder about inspections and construction details.
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SOUTHWEST AUSTIN DRIPPING SPRINGS EDITION
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