Custom Pool Builder in Virginia, Maryland & DC

Permit requirements vary by state, county, and municipality—and they are updated frequently. In general, constructing a new pool requires a building permit, and separate permits may be needed for electrical work, gas lines, and fencing.

As part of our pool construction process, we help identify and obtain the permits required for your specific location. For a jurisdiction-by-jurisdiction overview, see our Pool Permits page. Give us a call and we'll walk you through exactly what's needed based on your property and project scope.

The timeline depends on the complexity of your design, the permitting process in your jurisdiction, and seasonal demand. As a general guide:

• 4–6 months for a straightforward residential pool
• Up to 12 months for larger or more complex projects

The permitting phase is often the biggest variable, since approval timelines differ significantly by county. We'll give you a realistic timeline estimate during your initial consultation.

Yes. There are many ways to reduce your pool's energy consumption and long-term operating costs. We offer a range of energy-efficient solutions including:

• Variable-speed pumps – use significantly less electricity than single-speed models
• Salt chlorination systems – reduce chemical usage and routine maintenance
• Pool automation systems – control heating, lighting, and filtration remotely for optimized efficiency
• High-performance filtration – maintains water quality with less backwashing and lower chemical demand
• LED lighting – long-lasting and far more energy-efficient than traditional pool lighting

During your design consultation, we'll help identify which options make the most sense for your budget and how you plan to use the pool.

In the DMV area, a new custom gunite inground pool typically starts around $115,000 and can exceed $250,000+ depending on size, design complexity, site conditions, and feature selections. As a general guide:

• Gunite / concrete (standard) — $115,000–$150,000 (pool only, standard shape, no major site challenges)
• Gunite / concrete (complex / high-end) — $150,000–$250,000+ (complex shapes, water features, infinity edges, or full outdoor living integration)

Key cost drivers include lot slope, soil conditions, local permit fees, equipment quality, and finish selections. For a full breakdown, see our Pool Cost Guide. Contact us for a free, itemized estimate specific to your property.

Beltway Pools builds all three inground pool types — gunite (concrete), fiberglass, and vinyl-liner — across Virginia, Maryland, and DC. Gunite is our specialty and the majority of what we build, because it's the most durable and design-flexible method and allows fully custom shapes, depths, and features. Within gunite construction we build:

• Rectangular and geometric pools
• Freeform and organic shapes
• Negative-edge and infinity-edge pools
• Pools with attached spas, tanning ledges, or beach entries
• Lap pools and exercise pools

When a fiberglass or vinyl-liner pool is the better fit for your budget, lot, or timeline, we build those too. The one thing we don't install is above-ground pools — every pool we build is a permanent inground installation.

Yes. Many properties in Northern Virginia, Maryland, and DC have significant grade changes — and we have extensive experience building pools on challenging terrain. Common approaches include:

• Cut-and-fill grading — excavating into a slope and using the fill to create a level platform
• Retaining walls — structural walls to retain grade changes and integrate the pool into a multi-level outdoor living design
• Elevated pool decks — cantilevered or supported structures for dramatic views and dramatic aesthetics

Sloped lots add engineering complexity and cost, but they also create some of the most striking outdoor environments we build. We conduct a site visit before finalizing any design on a challenging lot.

Yes — and it's one of the most popular requests we receive. Hot tubs and spas can be integrated into your pool design in two ways:

• Attached (spillover spa) — Built as part of the pool structure, sharing the same equipment. Water spills over from the spa into the pool, creating a visual and acoustic feature. Most cost-effective when building new.
• Free-standing spa — A separate structure with dedicated equipment, allowing independent temperature control and operation.

Adding a spa at the time of pool construction is almost always more cost-effective than retrofitting one later. We'll include it in your design proposal from the start.

Our design process is thorough and collaborative — we don't hand you a generic catalog page and ask you to pick a shape. Here's what's included:

1. Initial consultation — We meet at your property, review the site, understand your vision, and discuss budget parameters.
2. Preliminary design — Our design team produces a pool layout drawing showing the proposed footprint, features, and equipment placement.
3. 3D rendering — We create a photorealistic rendering so you can visualize the finished space before construction begins.
4. Permit drawings — Once the design is finalized, we produce full engineering and construction drawings suitable for permit submission.
5. Material and finish selections — We walk you through interior finish, tile, coping, deck, and equipment options with clear pricing for each.

In addition to a standard building permit, pool construction may require:

• Electrical permit — required in all jurisdictions for pool wiring
• Fence/barrier permit — required in all jurisdictions; a compliant barrier is mandated by state law in VA, MD, and DC
• Gas permit — if you're adding a gas heater
• Historic preservation approval — may apply for properties in local historic districts or protected neighborhoods
• HOA approval — if your community is governed by an HOA
• Chesapeake Bay Act review — for properties in Virginia and Maryland within Resource Protection Areas (typically near streams, wetlands, or floodplains)

Beltway Pools identifies all applicable approvals during the pre-permit site review and manages every submission. For a full permit guide, see our Pool Permits page.