Lawn Irrigation Inspection

Why an Irrigation System Deserves a Closer Look

A sprinkler system is one of those things that either works or it does not, and most homeowners only find out the hard way. A broken head waters the sidewalk for a year before anyone notices. A cracked lateral line runs constantly underground, swelling the water bill and creating a soft spot in the yard that the previous owner explained away as “just the soil.” A controller programmed for the wrong zones runs the lawn at midnight when nobody is around to see it. By the time the problem is obvious, you have already paid for it twice over: once on the water bill, and again on the repair.

An irrigation inspection turns the system on, runs every zone, and documents what is actually happening. It is one of the simpler add-on inspections RTI offers, but in North Texas where summer water bills can get serious and clay soil hides leaks easily, it is also one of the most cost-effective. It can pay for itself in a single billing cycle.

What RTI Inspects on a Sprinkler System

Controller and programming

The inspection starts at the controller to verify it is functional, programmable, and correctly wired. Where present, rain sensors and smart controllers are evaluated, since these have a major impact on whether the system is actually conserving water or just running on a fixed schedule.

Zone-by-zone operation

Each zone is activated individually so every head can be checked as it runs. RTI looks for heads that are broken, sunken, blocked, misaligned, or spraying onto hardscape instead of grass.

Pressure and flow

Zones with visibly low pressure often indicate a leak, a partially closed valve, or a clogged line. Any zones that are not performing as expected are documented so a licensed irrigator can investigate further.

Visible leaks

Above-ground leaks at valves, connections, and exposed pipe are checked. Below-ground leaks are harder to confirm without specialized equipment, but obvious signs like constantly wet areas, settling soil, or water bubbling through the lawn get documented.

Backflow preventer

The backflow preventer is checked for proper installation and visible condition. This component protects your home’s drinking water from contamination and is required by code in most North Texas jurisdictions.

Coverage and conservation

RTI notes zones with poor coverage, overlapping spray patterns, or inefficient watering that wastes water without benefiting the lawn. Small adjustments here often produce meaningful savings on summer water bills.

What This Inspection Does Not Cover

An irrigation inspection is a functional and visual evaluation of the system as it operates at the time of inspection. It is not a hydrostatic pressure test, an underground leak detection survey, or a precipitation rate audit. If the system is winterized or shut down for the season, certain elements cannot be tested.

If a serious issue is identified, like a suspected mainline leak or a controller wiring fault, RTI recommends bringing in a licensed irrigator for repair and a deeper diagnostic. In Texas, irrigation repair work is regulated and should be done by a licensed irrigator, not a general handyman.

Add an Irrigation Inspection to Your Visit

A lawn irrigation inspection is available as an add-on to a home inspection or new construction inspection on the same property, and it typically adds 20 to 30 minutes to the visit. Contact RTI for current pricing.

Findings are included in your Spectora report alongside the rest of the home inspection results, with photos and clear descriptions of any issues. If you are buying a home with an irrigation system in Anna, Melissa, or anywhere in North Texas, adding the irrigation inspection is one of the easiest ways to avoid inheriting a system you cannot rely on.