Selling your home: irrigation and lighting questions buyers ask
Buyers ask whether the sprinklers work and whether the lights come on. Get the answers ready before you list. Repairs start at $95.
Short answer: buyers walk the yard, and the sprinklers and landscape lights are easy to test. A system that runs cleanly and a set of lights that come on at dusk answer the question before it is asked. Fix the small problems first. Sprinkler repair on our price list starts at $95.
What buyers and their inspectors ask
- Does the sprinkler system work, and how many zones does it have?
- Where is the controller, and is it programmed?
- Is there a backflow preventer, and what shape is it in?
- Do the landscape lights work, and what controls them?
- Has anything been repaired or replaced?
- Does water pool anywhere after rain?
You want to be able to answer each one honestly and quickly.
Get ahead of the walk-through
- Run every zone. Watch for broken heads, weak sprays and wet spots.
- Fix what is simple. Clogged nozzles, tilted heads and overspray are cheap.
- Check the controller. Right date and time, a clean schedule, working backup battery.
- Look at the backflow preventer. Cracks, leaks or a wet base need attention before an inspector sees them.
- Check the lights at dusk. Walk the yard and note dark fixtures, flickering and fixtures buried in plants.
- Look at the grade. Water sitting near the house, or a wet low spot, is something buyers notice.
- Gather records. Receipts, service dates and the system layout, if you have them.
What to repair and what to leave
| Item | Fix before listing? |
|---|---|
| Broken head or clogged nozzle | Yes, it is cheap and visible |
| Zone that will not run | Yes, or disclose and price it |
| Cracked backflow preventer | Yes; it is a safety part |
| Dead controller | Yes, or offer a credit |
| Dark landscape lights | Fix the cause or tell the buyer |
| Wet spot or pooling | Find the cause first |
| Working system, tired appearance | Leave it |
Costs to expect, from our price list
Sprinkler repair starts at $95, valve replacement is $275 to $1,200 by type and size, and backflow repair and installation starts at $800. A standard controller installed starts at $425 and a smart Wi-Fi controller starts at $575. Landscape lighting starts at $195 per fixture. French drains start at $65 per linear foot. Whether a repair is worth doing before listing depends on the problem and your market, and your agent can help with that side.
Do not oversell
A buyer who finds that the sprinklers "worked great" yet three zones are dead will lose trust in everything else you say. Describe the system as it is. If part of it needs work, say so and decide whether to fix it or offer a credit. Honesty here is cheaper than a renegotiation.
Lighting adds value only if it works
Lighting that comes on at dusk, lights the steps and entry and does not flicker makes a yard feel finished. Lighting that is half dark, buried in plants or tangled with loose wire does the opposite. Low-voltage LED systems are straightforward to check, and our post on flickering or dark lights covers the usual causes.
Should you install something new before selling?
Usually not a full system, unless the yard truly has none and your market expects one. A small, cheap repair almost always beats a large new project. We will tell you if a job is not worth paying for.
Winter and spring timing
If you list when the system is winterized or not yet started, it cannot be tested. Plan a start-up so it is running for showings in the season, or document that it was winterized properly. Spring start-up is $175 to $225 and winterization is $95 to $120 on our price list.
When to call us
Call when you want a walk of the system before you list, or when a repair needs a clear price. We find the cause rather than replacing parts until it stops. See our irrigation page and lighting page, or request a quote.
FAQ
Do I need to fix my sprinklers before selling? Fix what is cheap and visible. Disclose or price what is larger.
Will an inspector test my irrigation? Some do and some do not. Be ready either way.
Should I add landscape lighting before listing? Only if it fits the property and your market. Fixing existing lights is usually the better spend.
What does a spring start-up cost? $175 to $225 on our price list.
Prices from our price list. Updated October 2026.