Buying a home with a sprinkler system: what to check before closing
A sprinkler system can be an asset or a hidden repair bill. What to ask, check and test before you close. Repairs start at $95.
Short answer: ask for the controller, the backflow preventer and a full run of every zone before you close. A working system is an asset. A neglected one can come with repairs, so know which you are buying. Sprinkler repair on our price list starts at $95, and a full system starts at $3,500, which puts the value of a working one in perspective.
Ask the seller
- Who installed it, and when? Records or a name help.
- Has it been winterized and started up each year?
- Has anything been repaired? What and when?
- Are there any known problem zones?
- Where are the controller, the main shutoff, the backflow preventer and the valve boxes?
- Is there a rain sensor?
An honest "not sure" is fine. Either way, you test it yourself.
The walk-through test
If you can, run the system during an inspection or a second visit.
- Find the controller and see that it is clean, powered and programmed.
- Run each zone and watch from start to finish.
- Look at the heads. Do they pop up, spray evenly and retract?
- Look for wet spots, geysers and soggy ground in zones that are off.
- Check the coverage. Brown or bare patches show where heads miss.
- Look at the backflow preventer above ground for cracks, leaks and a wet base.
- Count the zones and compare them to the yard. A big yard with few zones may be underserved.
What you might find
| Finding | What it may mean |
|---|---|
| A zone does not run | Valve, wire or controller problem |
| Water bubbling from the ground | Cracked line |
| Many broken heads | Lawn equipment or years of neglect |
| Cracked or leaking backflow preventer | Freeze damage; a repair or replacement |
| Controller dead or very old | A replacement is likely |
| Valve boxes buried or missing | Locating cost later |
| Wet spots in dry weather | A leak or a drainage problem |
What it could cost
Using our price list as a guide: sprinkler repair starts at $95, valve replacement is $275 to $1,200 by type and size, locating a buried valve starts at $185, backflow repair and installation starts at $800, and a standard controller installed starts at $425. A smart Wi-Fi controller starts at $575. These are the numbers to hold up against any repair credit or price negotiation. The actual figure for a specific house depends on what is wrong.
Drainage matters as much
A system that waters a yard with drainage problems makes them worse. During a walk, look at where water goes: the slope toward the house, the downspouts, any wet spots and stains at the foundation. Georgia clay drains slowly, so problems show up after rain. French drains start at $65 per linear foot on our price list.
Plan the first year
- Add the system to your list of seasonal chores: start-up in spring and winterization before freezes. Spring start-up is $175 to $225 and winterization is $95 to $120 on our price list.
- Learn the controller and set a schedule that follows Georgia EPD's hours: outdoor landscape watering on a permitted public water system is allowed only between 4 p.m. and 10 a.m.
- Check with your water provider for any local limits.
Use what you learn
If the walk reveals problems, you can ask for a repair, a credit or a price change, or decide to fix them after you close. We can look at a system and tell you what we see, with a quote, before you decide. We tell you before doing anything we could not see, so there are no surprises added at the end.
When to call us
Call when you are buying and want an honest look at the irrigation, or after closing to set the system up right. See our irrigation page, the pricing page or request a quote.
FAQ
Should I get the sprinkler system inspected before buying? It is a good idea. A general home inspection often skips a full irrigation test.
What are the biggest red flags? A cracked backflow preventer, a zone that will not run, water bubbling from the ground and a controller that does not work.
Can a seller fix problems before closing? Yes, or offer a credit. Get the repairs in writing.
How much is a spring start-up? $175 to $225 on our price list, and it is a good first visit for a new owner.
Prices from our price list. Updated October 2026. Watering hours from Georgia EPD (epd.georgia.gov).