Your Sprinkler System Protects More Than Your Lawn.
In North Texas, a properly functioning irrigation system does double duty — it keeps your landscaping alive and keeps consistent moisture around your foundation. A malfunctioning system wastes water, kills plants, and can contribute to foundation movement.
Sprinkler Systems Are Not Part of a Standard Home Inspection
Irrigation systems are listed as an optional inspection item under TREC Standards of Practice. That means most home inspectors skip them entirely unless you specifically request it. If the home you’re buying has a sprinkler system, the only way to know whether it works is to have it inspected.
We run every zone, check every head, test the controller, evaluate the backflow preventer, and look for leaks, coverage gaps, and damaged components. You get a documented report with findings and recommendations — the same way we report on every other system in the house.
Every Zone, Every Component
We evaluate the full irrigation system — from the controller on the wall to the last sprinkler head at the fence line.
Controller & Programming
Zone-by-Zone Operation
Backflow Prevention
Piping, Valves & Leaks
In North Texas, Your Sprinklers Protect Your Foundation
DFW sits on expansive clay soil that swells when wet and shrinks when dry. That constant movement puts stress on slab foundations — causing cracks, uneven floors, and doors that won’t close properly.
A properly functioning irrigation system maintains consistent soil moisture around the perimeter of your home. When the system breaks — or when zones stop covering the foundation line — the soil dries unevenly, and the foundation moves.
Dry Soil = Foundation Movement
When clay soil dries, it contracts and pulls away from the slab. Broken or misaligned sprinkler zones accelerate this process.
Overwatering Causes Problems Too
A stuck zone or leaking valve saturates the soil on one side, creating uneven moisture that can heave the foundation upward.
Consistent Moisture Is the Goal
Even coverage on all sides of the foundation keeps soil stable. Our inspection verifies that each zone reaches where it needs to.
Common Irrigation Problems in DFW Homes
These are the issues we see most often — and the ones sellers rarely disclose or fix before listing.
Broken or Clogged Heads
Dirt, mower damage, and age prevent heads from popping up or spraying correctly. Creates dead spots in coverage.
Underground Leaks
Cracked pipes or failed fittings waste water underground. Visible as wet spots, pooling, or unusually green patches.
Faulty Backflow Preventer
A broken or missing backflow device can allow irrigation water to contaminate your drinking water supply. A serious health hazard.
Controller Malfunctions
Dead batteries, power loss, corrupted programming, or incorrect zone timing. Zones may not run at all — or run at the wrong time.
Dead Zones
Zones that don’t activate at all — usually a solenoid failure, wiring issue, or valve that’s stuck closed. No water means dead landscaping.
Heads Spraying Structures
Misaligned heads that spray the house, fence, driveway, or sidewalk. Wastes water, stains surfaces, and misses the intended coverage area.
What Buyers Ask About Irrigation Inspections
Sprinkler systems seem simple until something goes wrong. Here’s what you need to know.
Is an irrigation inspection included in a standard home inspection?
No. Under TREC Standards of Practice, irrigation systems are listed as an optional item. Most home inspectors don’t check them unless you specifically add it to the scope. If the home has a sprinkler system, you should request an irrigation inspection as an add-on service.
How long does an irrigation inspection take?
Typically 30 to 60 minutes, depending on the number of zones and the complexity of the system. We usually perform it at the same time as your home inspection, so it doesn’t require a separate visit.
What if the system is winterized or shut off?
We can inspect visible components like the controller, backflow preventer, and valve boxes. But we can’t activate zones or test coverage unless the water supply is on. We’ll note what we could and couldn’t evaluate in the report. If possible, ask the seller to leave the system operational for the inspection.
How does irrigation affect my foundation?
In DFW’s clay soil, consistent moisture around the foundation perimeter prevents the soil from shrinking and pulling away from the slab. A broken or poorly configured irrigation system creates dry spots on one side of the house, which leads to uneven foundation movement. Maintaining even moisture is one of the most effective ways to protect a slab foundation in North Texas.
What is a backflow preventer, and why does it matter?
A backflow preventer is a device that stops irrigation water from flowing backward into your home’s potable water supply. If it fails or is missing, fertilizers, pesticides, and standing water from your lawn can contaminate your drinking water. Most Texas municipalities require a functioning backflow device on every irrigation system.
What does a rain sensor do?
A rain sensor overrides the irrigation controller when it rains, preventing the system from watering when it doesn’t need to. Texas law requires rain or freeze sensors on irrigation systems installed after 2009. We check for the sensor’s presence and verify that it’s functional.
Add an Irrigation Inspection to Your Home Inspection
Call, text, or email. We’ll check every zone and document every finding.
Bryan Hughes | TREC #21772 | Professional Home Inspector