What to know before you start
A pool is a construction project first and a backyard feature second. It takes excavation, steel or a shell, plumbing, heat, wiring, decking and a fence, and much of that work gets inspected along the way.
DougCO Builds gets it all on paper before you sign. Our estimator measures the yard, checks equipment access, and notes slopes, utilities and setbacks. The True Bid lists the shell, equipment, decking and safety features, and every pool builder bids on that same scope, so you aren't comparing a basic package to a loaded one.
What the job includes
- Excavation, haul-off and any retaining walls the slope requires
- The pool shell: concrete, fiberglass or vinyl liner
- Plumbing, pump, filter and sanitation equipment
- A heater, plus the gas or electrical run to power it
- Electrical work, bonding and lighting
- Decking and coping around the pool
- Barrier fencing, self-closing gates and a safety cover where required
- Start-up, an equipment walkthrough and winterizing instructions
What we scope
In-ground pools
Concrete, fiberglass and vinyl liner pools, each with its own build process and upkeep.
Hot tubs and spas
Stand-alone hot tubs on a pad or deck, and spas built into a new pool.
Pool renovation
Resurfacing, new tile and coping, updated equipment and repairs on an existing pool.
Safety and equipment upgrades
Automatic or safety covers, barrier fencing, gates, heaters, pumps and lighting.
What drives the cost
Every project is different, so your True Bid prices yours line by line after the site visit. These are the things that move the price most.
- Pool type and size
- Concrete pools take any shape. Fiberglass shells come in set sizes. Each type prices differently.
- Excavation and soil
- Rock, clay and slopes add digging, haul-off and sometimes engineering.
- Equipment access
- An excavator needs a path to the backyard. Tight side yards can mean smaller machines or pulling fence panels.
- Heating
- A short swim season makes a heater common here. Gas lines, heat pumps and the electrical service to run them add cost.
- Decking and features
- Decking material, lighting, water features and a built-in spa all add up.
- Barriers and covers
- Code-required fencing and gates are part of every pool, and an automatic cover adds more.
Permits and HOAs in Douglas County
Expect permits. A new pool usually needs a building permit and an electrical permit, and a gas line for a heater may need its own. The building code sets barrier rules for pools, including fencing, self-closing and self-latching gates, and in some cases alarms or safety covers. Hot tubs often need an electrical permit even when nothing else does. In Castle Rock, Parker, Lone Tree, Castle Pines and Larkspur, permits come from the town or city. In Highlands Ranch and the rest of unincorporated Douglas County, they come from the county.
Zoning matters too. Setbacks from property lines and easements can limit where a pool fits. Most Douglas County HOAs review pools, hot tubs, fences and equipment placement. We put each approval in the scope so nobody digs before it's granted.
Built for Douglas County
The swim season in Douglas County is short. Late spring and early fall freezes bookend it, and summer nights cool off fast, so most owners heat the pool and keep a cover on it to hold the heat. Strong sun and hail are hard on covers, liners and finishes, and wind blows dust and leaves into the water.
The ground needs attention too. The expansive clay soils found along the Front Range can move a shell or deck that wasn't built for them, and some lots need a soils report or an engineered design. Every pool also needs a winter plan: winterizing the plumbing and equipment and covering the pool until spring.
How DougCO Builds runs your project
- Tell us about itSend the basics through the project form. We call to set up a site visit.
- One site visitOur estimator measures, photographs what's there and talks through what you want.
- Your True BidYou get a written, line-by-line scope and a budget before any contractor sees the job.
- Contractors bid on the same scopeVetted local contractors bid without your contact details. You compare the bids side by side.
- We manage it with youWe check insurance and licensing before work starts, then walk the job at milestones and at the finish.
Questions to ask before you hire
- What type of shell are you proposing, and why does it suit my yard and soil?
- Who pulls the building, electrical and any gas permits?
- What barrier, gate and cover setup will pass inspection here?
- Which pump, filter, heater and sanitation system are included, and what are the warranties?
- Does the price include decking, repairs to the yard and the first opening and closing?
Pools questions
Do I need a permit for a pool in Douglas County?
Yes, in nearly every case. A new pool usually needs building and electrical permits from your town or city, or from Douglas County in unincorporated areas like Highlands Ranch. Barrier and gate rules are part of the inspection.
Does a hot tub need a permit?
Often, yes. Many hot tubs run on a dedicated electrical circuit, and many building departments require an electrical permit for that work. A hot tub on a deck also raises the question of whether the deck can carry the weight.
Concrete, fiberglass or vinyl?
Each has tradeoffs. Concrete takes any shape and can be resurfaced. Fiberglass has a smooth finish and installs faster but comes in set shapes. Vinyl liners cost less to build, but the liner needs replacing over time. We can scope more than one so builders price them side by side.
Does my HOA have to approve a pool?
If you have an HOA, almost certainly. Associations usually want to see the pool location, fencing, equipment placement and sometimes screening. Approval has to be in hand before digging starts.
