Cool Deck Repair in Briarcliff, Texas
Leander Pool Resurfacing handles cool deck repair in Briarcliff, Texas: patching loose or worn Kool Deck and recoating whole pool decks with the splashed and troweled cement topping, in the Lake Travis village off Farm Road 2322.
Briarcliff sits on the south shore of Lake Travis in western Travis County, where it grew from a 1960s resort area of summer homes, country clubs and water sports into a village incorporated in 1984; the Census Bureau estimated 2,361 residents on July 1, 2025. Briarcliff Park, at Kyle and Dunkeld, has a pavilion and playground, a 2.5-mile hike-and-bike trail winds around the park and the lochs, the disc golf course loops around Loch Leven's dam, and the Pedernales Fire Department's Fire Station 1 stands at the main entrance.
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Pool decks from the village's growth years
The Handbook of Texas counts 129 residents in 1988, 335 in 1990 and 895 in 2000, and the Village says it grew so fast in the late 1990s that the water system had to be upgraded; the 2020 Census found 2,062. Of 1,165 housing units in the Census Bureau's 2020–2024 survey, 564, about 48.4%, were built between 1990 and 2009, 693 date from 2000 or later, and the median home was built in 2003. About 96.0% are single-family detached houses, about 88.9% of occupied homes are owner-occupied, the median owner-occupied home is valued at $550,800, and every one of the survey's 82 vacant homes is held for seasonal, recreational or occasional use. In a village this small, the survey's margins are wide.
The Village's zoning covers single-family and multi-family districts, a commercial district, the Pedernales Country Club District and two Briarcliff North districts, and in 2023 the Board of Aldermen rezoned the Cat Hollow Club Subdivision. Measured in a straight line, the village's Census center point is about 15.8 miles southwest of Leander's.
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(737) 212-9378Two sign-offs before a deck is changed
The Village's Zoning Control Board
Briarcliff's zoning ordinance, adopted in 1997, says nothing may be placed on, added to or altered on a lot until the Village's Zoning Control Board approves the plans, specifications and plot plan in writing, and plans it doesn't act on within 30 days are presumed approved. In the single-family district no porch or projection of a building may come within 30 feet of a road right-of-way or 10 feet of a neighbor's property line, and the Village keeps a 10-foot utility easement along every road frontage and 5 feet along each lot's side and rear lines.
Village permits
The Village's permit list names pools, driveways, fences and gates, additions and remodels, storage and garage structures, and boat docks, and the Village's 2023 fence resolution asks permit applicants for a conceptual plan showing all impervious cover and the septic field. Neither the list nor the zoning ordinance names deck recoating, so ask the Village office and the association's committee before the work is scheduled.
The association's Architectural Control Committee
Under Briarcliff's deed restrictions, the property owners association's Architectural Control Committee must approve in writing any improvement placed or altered on a lot, and it gives final approval after the Village's review and the Lower Colorado River Authority's septic approval. Its application lists in-ground pools and spas as a project type, with review estimated at 30 days; its fee schedule as of June 20, 2022 sets $150 for pools, additions and other permanent structures; and remodels are drawn up like a new home, with a scaled site plan showing the existing structures and the proposed work.
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(737) 212-9378What the Village inspects around a pool
The Village's Pool Construction Packet lists its pool inspections: layout, underground electric conduit, gas piping and a gas test, plumbing rough-in with belly-steel bonding, deck bonding and pump equipment, and a final that includes the pool barrier, though it notes inspections may vary by project. The packet prices a pool permit at $1,500, inspections at $340 and a refundable deposit at $500, while the Builder Packet gives $270 for pool inspections, so the current figure is one to confirm with the Village. Since October 25, 2023, every new pool also carries a $1,500 road use fee.
The association's construction specifications call for a pool fence at least four feet high with self-closing, self-locking gates. The Village caps fences at six feet and bars solid or privacy fences on waterfront lots that would block a neighbor's lakefront view, and construction and landscaping work runs only from 7:00 a.m. to 6 p.m., Monday through Saturday, with none on Sundays or six named holidays.
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(737) 212-9378Recoating cool deck on an older slab
Kool Deck is Mortex's trademark, a topping the company invented in 1962 for pool decks, walkways and patios. Its bonding system holds only to solid concrete, not to brick, wood, tile, natural stone or clay, so the topping goes only where there's concrete underneath. A scarifier takes off old toppings and deteriorated concrete before a power washer clears the debris, and major cracks or structural damage are repaired well before the topping goes on.
Each recoat starts with an acid etch: Mortex's mix for older concrete is 1 part muriatic acid to 1 part water, followed by a high-pressure wash. Two local rules sit beside that step. The association's construction specifications require silt fences or other approved controls during construction and keep concrete out of ditches, rights-of-way, other lots and streets, and the Village's zoning ordinance bars untreated waste from entering Lake Travis. Neither names deck work, and we'll talk through where the etch and wash water goes before the work starts.
The topping itself is thrown from a dash brush to 1/8 inch, set with one light, flat trowel pass into roughly 40 percent smooth flats and 60 percent voids, and kept under plastic for two days. Color changes the feel underfoot: Mortex says its darker Designer Colors run warmer than the standard Kool Deck colors, and that its own deck paint gives no cooling at all and leaves a painted Kool Deck hotter and slicker.
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(737) 212-9378Village water and the drought plan
The Village is its own water supplier. Its membrane-filtration plant, built in 1969, bought by the Village in 1984 and expanded in 1994/1995 and 2001, draws raw water from Lake Travis in Cat Hollow Cove, and pump stations in the North Ronay and golf course areas raise the pressure on the higher ground. The zoning ordinance requires each home to have its own septic system approved by the Lower Colorado River Authority, whose septic rules have covered a 2,000-foot zone around Lake Travis since September 1971.
The Village's drought plan allows draining and refilling a pool in Stage 2 or worse only for set reasons, such as repairing pool parts that have become hazardous, and only onto ground that soaks the water in; Stage 3 bans new pools without an automatic cover. The Stage One outdoor watering schedule the Village posted on July 14, 2025, which limits all customers to two days a week, was still on its home page on October 1, 2026, and it covers irrigation, not pools.
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(737) 212-9378Deck coatings, coping and tile for lakeside pools
Alongside cool deck, we resurface pool decks with knockdown and acrylic coatings, repair cracked slabs and joints, lay travertine, and replace coping and waterline tile.
Along Lake Travis, Leander Pool Resurfacing offers infinity edge pool repair in Point Venture and pool coping replacement in Lago Vista.
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(737) 212-9378How a cool deck recoat runs
General practice from Mortex's instructions for Kool Deck on existing concrete, with the village's approvals first, and the estimate is written for your deck.
Board and committee approval
The Zoning Control Board approves altered improvements in writing, the association's committee estimates about 30 days for review, and the Village office says whether a permit applies.
Strip to sound concrete
Old topping, paint and failing concrete come off with a scarifier and then a power washer; by Mortex's account, a washer rated at 3,000 psi will strip paint, plastic coatings, adhesives and polymer toppings.
Etch until it bubbles
Acid goes only onto concrete that is already wet. If the solution doesn't fizz and bubble, Mortex says, something is still sitting on the deck.
Bond while wet
The deck stays wet for at least an hour, PTA Bonding Agent is scrubbed on thin enough for the concrete to show through, and the topping goes on before the bonder dries.
Splash and trowel
Two splashes from a dash brush, then a flat, light trowel pass. Mortex warns that a mix too thick covers less, patterns poorly and crazes more, and asks for air at 50 degrees and rising, no hotter than 90 for classic Kool Deck.
Cover and keep off
Two days under clear plastic, then frequent washing through the first 28 days. Mortex's sheet for existing concrete lets people walk on it lightly from day 3 and normally from day 14, with heavy furniture waiting until day 28.
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(737) 212-9378Briarcliff cool deck questions
Do Briarcliff's lakefront setbacks apply to pool deck work?
Two lake lines apply to waterfront lots. The Village judges each lakefront lot's setback individually because of the irregular shoreline, but no porch or projection of a building may come closer than 50 feet to Lake Travis's 681-foot water level. The association's specifications keep any structure on a waterfront lot, apart from boat docks and boathouses, at least 30 feet from the 715-foot contour unless the committee gives special permission. Neither rule says whether recoating an existing deck counts, so for a deck near the water, ask the Village and the committee first.
Is Briarcliff's tap water hard on a cool deck?
The Village's 2025 water report doesn't say: it prints chloramines at an average of 2.02 mg/L but no hardness, calcium or alkalinity figure. Mortex notes that gray mineral deposits collect on Kool Deck at steps and other busy spots as water evaporates and leaves its minerals behind, and that removing them, with a surface cleaner on a 3,000 psi or stronger washer or by annual buffing, is work for experienced contractors. For everyday care, Mortex suggests scrubbing the deck with strong soap, water and a nylon-bristle broom before hosing it off, doing so frequently where a saltwater chlorinator is in use, and it tells owners not to try muriatic acid washes themselves.
Free cool deck repair estimates in Briarcliff
Leander Pool Resurfacing takes calls and estimate requests 24/7 for cool deck patches and full recoats in Briarcliff. Tell us the deck's rough size, where the topping is cracked, loose or worn, and whether anyone has painted it.