Irrigation Red Flags

By John Dougherty / Published November 2024

In the realm of community management, the health and appearance of a community’s landscape plays a pivotal role in maintaining property values and ensuring the well-being of residents. However, managing these landscapes, especially the irrigation systems that sustain them, can pose significant challenges. At Leland Management we’ve observed an increasing number of communities facing issues with their irrigation systems, from skyrocketing repair costs to the ineffective operation of these systems. This brief article aims to shed light on common irrigation red flags, steps boards can take to address these issues, and the critical role of an irrigation consultant in ensuring the efficiency and longevity of your irrigation system.

Identifying Irrigation System Red Flags

     Several of the following signs indicate your community’s irrigation system or contractor may be underperforming:

• Skyrocketing Irrigation Repairs—An abrupt or even gradual increase in repair costs suggests systemic issues.
• Ineffective Repairs—Repairs that fail to address underlying problems often lead to repeated issues.
• Stressed Turf & Plant Areas—This can indicate insufficient water supply or poor distribution.
• Excessive Weeds in Turf—Weeds are often a sign of overwatering or uneven water distribution.
• Poor Turf Color—Color can indicate overwatering, underwatering, or nutrient deficiencies.
• Broken Valve Boxes—Physical damage can lead to systems not functioning properly and potential hazards.
• Lack of Reporting—Without regular reports, it is challenging to monitor system performance and identify issues.
• Billing Fluctuations—Significant changes in irrigation billing over months or years can signal system decline or system mismanagement.

Proactive Steps for Boards

     To mitigate these issues, boards should perform the following:

• Request Regular Irrigation Reports—These include detailed accounts of system performance and repairs.
• Request Decoder Fault Reports—Many controllers now have the ability to produce reports, and a quick review of the decoder fault report can help you quickly identify and address communication issues within the system.
• Examine Old Parts—Request to see replaced components, such as decoders and valves, to assess the nature and frequency of failures.
• Insist on Comprehensive Inspections—It is vital that inspections be performed from the controller to ensure the communication paths are working properly. Performing inspections manually from the valve can lead to communication issues going unnoticed and remaining unresolved, affecting the automatic watering of the landscape areas.
• Schedule Major Repair Inspections—This will help to ensure the quality and necessity of the work performed.
• Demand Damage Reports—Ask for a detailed report on damaged valve boxes and the proposed repair costs for board review.
• Engage an Irrigation Consultant—If issues persist, engage with a third-party irrigation consultant to assess if your irrigation system performs adequately.

The Role of an Irrigation Consultant

     An experienced irrigation consultant can be invaluable in diagnosing problems, identifying inefficiencies, and recommending solutions. Here’s how they can assist.

• System Overview—Providing an expert evaluation of the system’s overall functionality and identifying critical issues
• Field System Inspections—Examining pumps, controllers, master valves, and other essential system components
• Controller Evaluation—Assessing the operation and efficiency of all system controllers
• Cost Management—Minimizing unnecessary expenditures on major system components by identifying preventable repairs
• Preventive Maintenance Plans—Developing comprehensive maintenance strategies for key components, including wells
• GIS Mapping—Creating detailed maps of decoder and valve locations to simplify maintenance and repairs
• Operational Recommendations—Advising on optimal operational schedules, water management strategies, and potential system upgrades
• Direct Procurement Assistance—Helping communities acquire necessary components like controllers at optimal costs
• Monitoring and Water Management—Providing ongoing services that ensure efficient water use and system operation, especially critical when controllers are internet-enabled.

     Addressing irrigation system issues promptly and effectively requires a comprehensive understanding of the system’s components, a proactive approach to maintenance and repairs, and, when necessary, the insight of an irrigation consultant. By recognizing the red flags outlined above and taking decisive action, community association boards can significantly improve the efficiency, reliability, and cost-effectiveness of their irrigation systems. At Leland Management, whether it’s irrigation, budget planning, or any of the many other things involved in successful community management, we are committed to guiding and supporting our communities!

John Dougherty

Special Projects Manager, Leland Management

     John Dougherty is the special projects manager at Leland Management, with over 25 years of experience in the green industry, covering landscape maintenance, design, installation, and more. He develops and teaches CEU courses for community association managers, leveraging his deep understanding of client concerns, including those of commercial property managers and HOA boards. Working with one of Florida’s leading community association management companies has given him unique insights into their decision-making processes. John holds multiple certifications, including Florida licensed community association manager and certified arborist, enhancing his expertise in addressing complex client needs. For more information visit www.LelandManagement.com.