When to Schedule an Inspection
An irrigation inspection is useful before the main watering season, after winter weather, when water use changes, or before buying a property with an existing system. It can also clarify several small symptoms that do not yet point to one obvious repair.
Schedule an assessment when you notice:
- Dry spots beside saturated areas
- Heads that leak, sink, tilt, or fail to rise
- A controller with unknown or confusing programs
- Zones that start slowly or stop incompletely
- Water in valve boxes
- Runoff onto paving or structures
- Unexplained irrigation water use
- Exposed drip tubing or damaged wiring
- Missing maintenance and backflow-test records
An inspection is also valuable after landscape changes because new planting, turf removal, root growth, and hardscape can make an older layout unsuitable.
What the Irrigation Inspection Covers
The irrigation inspection covers the system from its connection to the final outlet. Seattle Plumbers locates the irrigation shutoff, visually reviews accessible backflow equipment, checks the controller and sensors, and examines valve boxes, zone valves, piping clues, sprinkler heads, rotors, nozzles, filters, pressure regulators, and drip zones.
We review:
- Shutoff access, labeling, and visible leakage
- Backflow assembly condition, accessibility, and test status
- Controller time, programs, start times, and station assignments
- Rain-sensor response and bypass condition
- Valve opening, pressure, closure, and box condition
- Signs of mainline or lateral leakage
- Head grade, alignment, arc, radius, and seal condition
- Nozzle matching and spray overlap
- Drip filtration, pressure, emitter flow, and exposed tubing
- Runoff, overspray, saturation, and dry coverage gaps
Visual review of a backflow assembly does not replace its required certified field test.
Zone-by-Zone Performance Testing
Zone-by-zone performance testing shows how components work together under flow. We activate each station from the controller, observe valve response, and inspect every accessible head or drip area. Weak pressure, misting, low-head drainage, stuck valves, clogged nozzles, and hidden leaks often appear only while the zone operates.
Coverage is evaluated against the intended landscape rather than appearance alone. We compare spray radius and arc with adjacent heads, note blocked patterns and elevation effects, and identify water landing on sidewalks, walls, windows, or streets. Drip areas are checked for filter restriction, disconnected tubing, blocked emitters, and uneven flow.
Inspection Findings and Recommendations
Inspection findings and recommendations turn observations into an action plan. We separate immediate leaks and safety concerns from performance repairs and routine maintenance. When helpful, findings identify the affected station or landscape area so repairs can be scheduled without repeating the full survey.
Recommendations may include:
- Repairing a pressurized mainline or active lateral leak
- Rebuilding a valve that does not close
- Replacing broken or mismatched heads and nozzles
- Correcting controller programs and repeated start times
- Repairing damaged wiring or waterproof splices
- Cleaning filters and flushing drip zones
- Adjusting arcs, radii, head position, or run periods
- Scheduling certified backflow testing when due
- Planning winterization or spring startup service
We explain which work protects property now and which adjustments can be grouped into planned maintenance.
Inspection Versus Certified Backflow Testing
Inspection versus certified backflow testing is an important service boundary. An irrigation inspection can document the assembly type, visible leakage, access, freeze damage, and known test status. It cannot determine internal check-valve performance.
Seattle Public Utilities requires mechanical backflow assemblies to be tested annually by a Washington State certified Backflow Assembly Tester, as well as after repair or replacement. That test uses calibrated differential-pressure equipment and produces a report for SPU.
Frequently Asked Questions
How long does an irrigation inspection take?
Time depends on the number of zones, property size, access, and system condition. Every available zone needs enough operating time to reveal pressure, coverage, leakage, and shutdown behavior.
Does an inspection include repairs?
The inspection identifies and prioritizes repairs. Simple adjustments may be possible during the visit, while pipe, wiring, valve, or equipment work can require separate parts and service time.
Can you inspect a system with no zone map?
Yes. We can activate stations and document the areas they serve. Hidden routing may remain approximate unless locating work is included.
Should a new property owner request an inspection?
Yes. An inspection can identify shutoffs, zone assignments, active leaks, controller settings, maintenance needs, and missing backflow records before seasonal watering begins.
Schedule an Irrigation Inspection in Seattle
Schedule Irrigation System Inspection with Seattle Plumbers for a clear view of current condition and repair priorities. We test each available zone, document the findings, and provide practical next steps for reliable landscape watering.