The Sprinklers Worked for the Seller. Probably.
Nobody runs the irrigation system during a showing. Nobody mentions it on the disclosure. It gets shut off in October and handed to you in the spring, and whatever condition it's in becomes your condition. We turn it on, run the zones, and tell you what's actually working.
Starting at $150
It's Not Really About the Lawn
A broken head, a dead zone, a failed valve, a controller nobody can program — those are annoyances, and they cost a few hundred dollars each to sort out.
The one that matters is water. An irrigation line leaking underground, or heads adjusted to spray siding and foundation walls several times a week, is a moisture problem running on a timer.
It saturates soil against the foundation, wets the siding, and keeps a crawlspace or basement damp — and it does it automatically, in the middle of the night, for years. Most people never connect the damp basement to the sprinklers. They just keep treating the symptom.
We operate the controller, run the accessible zones, and watch what each one actually does — head condition and operation, coverage, visible leaks, and where the water is landing. It's a focused service, and the page shouldn't feel heavier than the work — but the moisture finding is the one that matters.
How It Works
Add It to Your Inspection
Book alongside your home inspection.
We Run the Zones
The system is operated zone by zone, when conditions and water availability allow.
You Get the Findings
Documented with photos in your same-day report.
What We Check
Controller & Programming
Whether it powers up, holds a program, and actually activates the zones.
Zone Operation
Each accessible zone run individually to confirm it activates and delivers water.
Sprinkler Heads
Broken, sunken, blocked, misaligned, or not retracting.
Visible Leaks
Surfacing water, soggy ground, and pooling at heads or valve boxes.
Coverage & Aim
Heads watering the house, the driveway, or the neighbor's yard instead of the lawn.
Visible Components
Accessible valves, backflow device, and above-ground piping.
Timing Matters More Than You'd Think
An irrigation system can only be evaluated when it's charged and the water is on.
If the system has been winterized, the water is shut off, or freezing conditions are present, we can't run it — and we'll tell you that plainly rather than guess. Inspections between late fall and early spring are frequently limited for this reason.
If you're buying in the off-season, raise it early. Ask whether the seller will allow the system to be charged for the inspection. If that isn't possible, know that you're taking the system as-is and budget accordingly — a full zone or controller replacement is not a small number.
What We Don't Do
- Underground piping can't be inspected. Buried lines are evaluated only by how the system performs above ground.
- We don't evaluate system design. Whether the layout is well-engineered for the property is a question for an irrigation contractor.
- Not every zone, every time. We test accessible zones when conditions allow, and document any we couldn't reach or run.
- We don't perform repairs. Findings go to an irrigation contractor, which keeps our assessment independent.
What You'll Walk Away With
A clear picture of what the system does and doesn't do, before you're the one paying for it. And — more importantly — confirmation that it isn't quietly watering your foundation three times a week.
Frequently Asked Questions
Find Out Before the First Warm Weekend
Starting at $150. Pricing is subject to change based on system size, property conditions, access, location, and other applicable factors. Testing is subject to seasonal and water availability limitations.
Vivid Home Inspections proudly serves homebuyers and homeowners throughout South Jersey, including Camden, Burlington, and Gloucester Counties, as well as Eastern Pennsylvania.
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What Our Clients Say
Real reviews from real home buyers and sellers across South Jersey and Eastern Pennsylvania.
Home Inspections Across South Jersey & Eastern PA
We proudly serve home buyers, sellers, and owners throughout South Jersey and Eastern Pennsylvania. Local expertise means we know the common issues in regional construction, soil, and aging housing stock.
- Burlington County
- Camden County
- Gloucester County
- Salem County
- Mercer County
- Eastern Pennsylvania
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