The Southern Highlands has long been a retreat destination for Sydney residents seeking cooler temperatures, heritage streetscapes and a slower pace. Over the past two decades, the weekender market in Bowral, Bundanoon, Exeter and the surrounding villages has intensified significantly, driven by lifestyle buyers, short-term rental platforms and, more recently, post-pandemic regional migration.
Many of these properties came with pools, installed in an era when a pool was seen as a standard weekend property amenity. But the reality of pool ownership from a distance is often quite different from the expectation. This guide addresses the specific challenges and considerations that face weekend and holiday property owners thinking about pool removal.
Quick Answer (BLUF)
Weekend and holiday property pools are uniquely problematic: they’re used for perhaps 30-40 days per year at most, but require year-round maintenance, compliance obligations, liability exposure and utility costs. In the Southern Highlands’ cold climate, an unmaintained pool deteriorates faster than in coastal areas. For most absentee owners, pool removal pays for itself within three to five years through eliminated maintenance costs, and reduces the stress of compliance obligations you can’t easily manage from Sydney.
The Weekend Property Pool Problem
The economics of pool ownership look different when you’re not there to use it. A Sydney family with a year-round backyard pool might swim for 120-150 days per year. A Southern Highlands weekender realistically gets 30-40 days of actual pool use per year, not because of lack of interest, but because the swimming season in the Highlands (elevation 600-900m) is genuinely short. Water temperatures are comfortable for swimming roughly from late November to mid-March. Even within that window, Highlands summer afternoons can be cold if cloud rolls in.
Meanwhile, the pool:
- Requires weekly or fortnightly chemical testing and balancing, year-round
- Accumulates debris rapidly in a garden setting (leaves, twigs, native wildlife)
- Needs pump and filtration equipment running to prevent algae blooms
- Must be fenced to compliant standards regardless of how often you’re there
- Must be registered on the NSW Swimming Pools Register
- Creates liability exposure, particularly for short-term rental properties
When owners aren’t there regularly, pool maintenance either falls to a paid pool service (adding $60-$150 per month to costs), is done in rushes during visits (often not enough), or simply doesn’t happen, leading to green water, damaged equipment and compliance issues.
Compliance Obligations Don’t Pause for Absentees
NSW pool compliance requirements apply regardless of whether you use the property as a primary residence or a weekend retreat. The key obligations include:
Pool fencing compliance. All pools must be fenced to Australian Standard AS 1926.1-2012 standards. Fencing must be inspected at regular intervals. If your property is tenanted or used as a short-term rental, the obligations are even more stringent, landlords and short-term rental operators can be personally liable for non-compliance.
Swimming Pools Register. All pools must be registered on the NSW Swimming Pools Register. Failure to register can result in a fine.
Council inspection. Wingecarribee Shire Council (and councils generally) have the power to inspect pools for compliance. Properties with pools that are sold or leased must have a valid certificate of compliance from an accredited certifier.
For an absentee owner managing these obligations remotely, maintaining continuous compliance is genuinely difficult. Our unused pool hazards guide explains the risks and council powers in detail.
Logistics of Pool Removal When You’re Not Local
The good news is that pool removal does not require you to be present at the property throughout the project. A typical removal takes one to three days. You need to:
- Arrange the site inspection and quote. This can often be done on a weekend visit, or a trusted local contact can be present on your behalf.
- Organise council approval. The CDC or DA process can be handled largely remotely, with documents submitted electronically via the NSW Planning Portal. Your contractor may manage this for you.
- Arrange site access. The contractor needs unimpeded access to the pool area. This may mean trimming overhanging vegetation, removing stored items near the pool, and unlocking any gate access.
- Be available by phone. On the day of removal, it’s worth being contactable if unexpected issues arise (hidden drainage connections, additional rock, etc.).
- Inspect on a subsequent visit. A site inspection after completion lets you review the finished backfill and discuss any landscaping steps.
Many weekender owners schedule pool removal to coincide with a planned visit, staying the first day to meet the crew, then returning later in the week for the completion inspection. Getting a quote is the first step.
Short-Term Rental Properties: Additional Considerations
If your Southern Highlands property is listed on Airbnb, Stayz or similar platforms, a non-compliant or unmaintained pool creates serious liability exposure. NSW Fair Trading and local councils actively enforce pool fencing compliance for short-term rental properties, and a guest injury from a pool-related incident can result in significant legal liability.
Removing the pool eliminates this liability entirely. It also typically makes the property easier to manage for guests, a well-landscaped garden is lower-risk and lower-maintenance than a pool, and many guests are specifically seeking a cosy Highlands retreat rather than a swim. The property may also appeal to a broader market of guests who prefer not to manage pool safety for children.
Does Pool Removal Affect Short-Term Rental Appeal?
This depends on the property and the market it’s targeting. For a large, high-end Bowral property marketed as a luxury weekender, a pool may still be a genuine drawcard for summer bookings. For a mid-range cottage or rural property in Bundanoon or Exeter, the pool is often neither used by guests nor expected, it’s simply a liability and a maintenance cost.
Research your listing’s reviews and enquiries: do guests specifically mention the pool, or is it barely referenced? If the pool is not a key reason guests book your property, removing it is likely to have minimal impact on bookings while significantly reducing your management workload. Our does removing a pool add value guide covers the value implications in more detail.
The Cost Calculation for Weekend Property Owners
Running the numbers for a typical weekender:
- Pool service (fortnightly): $80-100/month = $960-$1,200/year
- Chemicals purchased directly: $500-$800/year
- Equipment maintenance/repair allowance: $500-$1,000/year
- Compliance certificate when selling: $300-$500
- Water (evaporation and backwash): $200-$400/year
- Total annual pool ownership cost: $2,000-$3,500+
At those costs, a pool removal costing $10,000-$18,000 pays for itself in three to five years, after which the savings are ongoing. And this calculation doesn’t include the cost of non-compliance fines, major equipment failures, or the stress reduction value of simply not having the ongoing compliance obligation.
FAQs
Can my pool removal be done when I’m not at the property?
Yes, with appropriate access arrangements in place. Your contractor needs keys or codes for any locked gates, clear access to the pool area, and contact details for you or a trusted local representative. Many absentee owners use a local property manager or neighbour to provide site access and receive the keys back.
Do I need to be present when the certifier does the inspection?
For a CDC inspection, the certifier typically coordinates directly with the contractor. You don’t need to be personally present unless you want to be. Confirm the inspection arrangements with your contractor and certifier when lodging the approval.
Will a well-landscaped garden replace the pool as a property feature?
For most short-term rental markets in the Southern Highlands, a well-designed garden, particularly one with lawn, established planting and outdoor entertaining space, is actually more appealing to guests than a cold pool that may only be usable for a few months. Focus on creating year-round usable outdoor space: a fire pit, a covered deck, or a sun-trap courtyard can be stronger selling points than a pool for the Highlands market.
Can I claim pool removal as a tax deduction for a rental property?
Tax treatment depends on whether the removal is classified as a capital improvement or a revenue expense. In most cases, pool removal for a rental property is treated as a capital work, affecting the cost base of the property rather than being immediately deductible. Speak with a tax professional for advice specific to your circumstances.