Updated September 2026
A backyard pool can be the best part of an Ontario summer. Whether it adds to your home's value is a different question, and the honest answer is that it depends on the home, the street and the buyer. Here is how to think about it if you're planning to build one or selling a home that has one.
Why the answer depends on your area
There's no reliable single figure for how much a pool adds to a home's value in Ontario. What matters is what similar homes nearby have sold for, with and without pools. That's why we look at local sales when we prepare a comparative market analysis, instead of relying on national averages.
A pool tends to count for more when:
most comparable homes on the street or in the neighbourhood have one, so buyers expect it
the lot is large enough that the pool doesn't take over the whole yard
the pool, heater, pump and surrounding patio are in good condition and nicely finished
It tends to count for less, or even narrow your pool of buyers, when:
the yard is small and the pool leaves little room for play or gardens
the equipment or liner is old and a buyer sees an upcoming expense
buyers with young children see it as a safety concern, or others see it as work they don't want
Our season is short
In Ontario, an outdoor pool is used for part of the year and has to be opened, closed and protected over the winter. Many buyers weigh those months of use against the yearly costs of chemicals, electricity, heating, opening and closing, and eventual repairs. Get quotes from local pool companies so you know the real costs before you build, and so you can answer buyers' questions if you sell.
Rules and permits
Municipalities in our area regulate pool fences and enclosures. In Newmarket, for example, you need a swimming pool enclosure permit before you build a pool or hot tub that can hold 0.6 metres (two feet) of water, and the enclosure must meet the town's by-law. Other towns have their own rules, so check with yours before you start.
If you're buying a home with a pool, ask whether the enclosure was permitted and meets the current by-law. Our guide to unpermitted renovations explains why permits matter.
Insurance
Call your insurance company before you build. A pool can affect your premium and your liability coverage, and insurers may have their own requirements for fences, gates and diving boards.
Selling a home with a pool
Gather the paperwork: enclosure permit, age of the liner, heater and pump, and any service records.
Photograph the pool in summer, when it looks its best. If you list in winter, use those photos in your marketing.
Keep it clean and safe for showings, with the gate secured.
Price it against comparable homes, with and without pools, not against what the pool cost to build.
Our team pays for professional photography and video when we list your home, so a well-kept backyard is shown at its best.
The bottom line
Build a pool because your family will enjoy it, not because you expect to get the cost back when you sell. If you're selling, we can show you how pools have affected recent sales near you. Call us at (905) 830-9111.
