BlacklandIrrigationLocally owned · Next-day appointments
Sprinkler System Inspection
Residential pre-sale and move-in inspections start at $149 for a typical system. Commercial and multi-controller properties are quoted by zone count before we schedule, so the price is set before anyone drives out.
Every zone run, every head and valve checked, the controller and backflow assembly reviewed, and a written report with photos you can hand to a buyer, a seller, or a property owner. Built for option periods and property handoffs, not for selling you repairs.
- Every zone run and documented, with photos
- Heads, valves, and visible lines checked for leaks and coverage
- Controller programming and rain or freeze sensor reviewed
- Backflow assembly and shutoff located and visually checked
- Written condition report, usually delivered the same day
Warranty: An inspection is an assessment, not a repair, so it carries no repair warranty; any repairs you approve afterward carry their own labor warranty.
- Upfront pricing
- Written warranty
- Photo of every fix
- Fixed next day
Not sure what is wrong? Start with a $99 diagnostic.
Flat $99, credited straight to your repair. You approve the price before we dig.
How the visit goes
- Schedule around the dealTell us the option-period deadline or the turnover date. Most inspections are scheduled within a few days and the report follows the same day.
- Run every zoneWe operate the system zone by zone from the controller and watch each one, noting broken, sunk, clogged, or misaligned heads and any wet spots that point to a leak.
- Check the hardwareValves, the backflow assembly, the shutoff, the controller, and the sensor all get looked at. We photograph what we find so the report stands on its own.
- Write it up plainlyThe report lists each zone, its condition, what needs attention, and a separate itemized repair estimate. No jargon, no scare language, no bundled pricing.
- Deliver it to whoever needs itBuyer, seller, agent, property manager. We send the report as a PDF and are happy to walk anyone through it by phone.
Sprinkler System Inspection questions
Who is a sprinkler inspection for?
Buyers and their agents during an option period, sellers who want to fix small things before listing, landlords taking over a rental, and property managers who need a documented baseline on a commercial system. Anyone who wants to know what the system is worth before money changes hands.
How much does a sprinkler inspection cost?
Residential inspections start at $149 for a typical single-controller system with a written report. Larger residential systems and commercial properties are quoted by zone count before we schedule, so you know the price up front.
What is in the report?
A zone-by-zone summary with photos, the condition of the controller, valves, backflow assembly, and sensor, the problems we found, and a separate itemized estimate for any repairs. It is written for a reader who has never looked at a sprinkler system.
How fast can you turn it around?
We can usually be on-site within a few days and deliver the report the same day as the visit. If you are inside an option period, say so when you book and we will work to the deadline.
Does the inspection include repairs?
No, and that is deliberate. An inspection should be an honest assessment, not a sales visit. If you want repairs done afterward, the estimate in the report is your starting point and the work carries its own labor warranty.
Can you inspect a system you did not install?
That is nearly every system we see. We inspect and repair what is already in the ground regardless of who put it there.
Tell us what the sprinklers are doing.
A real person reads this and calls you back, usually the same day, to set a two-hour window. Or skip the form and call.