Inspecting a sprinkler system, like all other types of inspections, is conducted as a visual, noninvasive inspection. One first of all must be familiar with all of the components, like the controllers, sprinkler heads, rain gauges, and, most importantly, a backflow preventer. Not all home inspectors perform sprinkler inspections, so check with your home inspector to see whether he/she will do this for you.
Controllers (Timers): Timers can be mechanical with an actual moving dial and limitations, or more commonly used digital timers. Mechanical timers have a dial with pins that you can set the time (time each zone will run and provide coverage) but may be more limited as to how many watering schedules may be set. Typically, these only allow for one set time per day. Digital timers, on the other hand, have the capability to allow multiple watering schedules and more than one watering schedule per day. When conducting an inspection, timers are inspected in manual mode only.
Zones: Zones can include the areas for the pop-up heads throughout the yard, as well as soaker hoses for perimeter zones and flower beds that are close to the building or home. Note: A close look at the timer in most cases can determine how many zones there are.
The number of zones needed is determined by the size of the yard and how much coverage is needed. The number of sprinkler heads and coverage within the zone also determines the size and coverage of each zone. A zone can include soaker hoses that are typically placed around the perimeter of the house or building. It is important to remember that in some areas, such as Texas, it is required to have a watering system around the perimeter of a house to keep the moisture content consistent to provide structural stability of the home. Too much water can cause problems, though.
Sprinkler Heads: Sprinkler heads can provide one-quarter size, one-half size, three-quarters size and full spray patterns for the pop-up type and the oscillating pop-up type, sometimes called Rain Birds — which is actually a brand-specific name— and can spray a pattern up to 35 ft. Again, the size of the zone (coverage) will determine how many sprinkler heads and what type will be needed. Note: Pop-up heads should fully extend when in operation and fully close when not. There also should not be any excessive leakage while the sprinkler head is in operation.
Rain Gauges or Sensors: These devices can be located in a gutter, or they can be a moisture-type meter stuck into the ground. Note: It is important to remember that a rain gauge may have to be bypassed in order to run the system in manual mode to conduct an inspection. Rain gauges prevent the system from operating when there is enough moisture in the ground.
Backflow Preventers: All sprinkler systems require a backflow preventer when the sprinkler system is being supplied from the potable water (water service) coming into the home, whether public utility or private well system. In most cases, a sprinkler system takes the water as it enters the home where the water pressure is the most strongest before it supplies the home or building. A typical sprinkler system requires a minimum of 35 pounds of pressure to operate. A backflow preventer prevents the water that is supplying the sprinkler system from re-entering the potable water supply that is feeding the house or building to prevent contamination of the water supply. Sprinkler systems that draw their water from lakes, ponds or streams require a filter to prevent large pieces of debris from entering and clogging up the system.
Inspecting a Sprinkler System
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The inspector will determine number of zones. He/she will operate the system in manual mode, checking each zone for adequate coverage. The inspector will also look for and confirm location of a backflow preventer, as well as look for signs of excessive leakage at the heads , cracked heads or corrosion of the system. Finally, he/she will visually check the water pressure and flow of the system.