Irrigation Services
for Rental Properties
Diagnosed, Repaired, & Documented
We diagnose, repair, and install irrigation systems across our 12 markets. Every work order includes a 48-hour quote, timestamped before-and-after photos, and a re-dispatch guarantee if a provider doesn’t show.
What Breaks in Irrigation Systems
(and When)
After completing work orders across 12 markets, the failure patterns are consistent. Here is what we see and how each gets resolved.
Failed Zones and Dead Landscaping
A broken zone or clogged head doesn’t announce itself. The lawn starts looking stressed around week two. By the time turf is visibly dead, the irrigation failure has been running silent for weeks. Our system diagnosis identifies every failed zone with photos before a repair quote is issued.
Misaligned Heads and Misdirected Water
A cracked lateral line or misaligned rotor running water onto a driveway creates a slip hazard and wastes water. We identify misaligned components, test zone pressure, and document every finding before any work begins.
New Sod on a Broken System
Sod installed over a zone that isn’t delivering water fails in the first season. We coordinate sod installation with an irrigation assessment so new turf is never laid on a system that can’t sustain it.
What Every Irrigation
Work Order Covers
Every work order is scoped before work begins. No scope creep, no surprise add-ons.
Irrigation System Diagnosis
Full system run-through identifying broken heads, failed zones, controller issues, and lateral line problems. The $75 diagnosis fee covers a documented zone-by-zone inspection with photos. When you approve repair based on our findings, the $75 credits toward the repair cost. Most diagnosis appointments are completed within 48 hours of submission.
Learn More →Irrigation Repair
Broken head replacement, lateral line and mainline repairs, zone valve and solenoid repairs, controller programming, and wire tracing. Repair pricing runs $75 to $750 depending on scope. Every completed repair is documented with timestamped before-and-after photos before the work order is marked closed. Our irrigation repair scope also covers drip emitter replacement and line pressure restoration for drip-fed planting beds and tree wells.
Learn More →
Irrigation Installation
New sprinkler systems for properties with no existing irrigation. Our installation teams handle zone layout, lateral line installation, head placement, backflow preventer installation, and controller setup. Pricing runs $150 to $1,750 depending on lot size and zone count. We can pair new installs with landscaping coordination so both work orders complete on the same visit where scheduling allows.
Learn More →
Drip, Smart Controllers,
and Backflow
Most irrigation problems involve more than a broken head. Here is the technical scope we cover that generic vendors typically don’t.
Drip Irrigation Repair
Drip systems feed planting beds, tree wells, and desert landscaping directly at the root zone. Emitter clogging, line pressure loss, and cracked tubing are the most common failures. We diagnose and repair drip systems the same way we handle spray head systems: documented zone-by-zone with photos and a scoped quote before work starts.
Drip repair is especially common in Arizona and Nevada markets where drip-fed desert landscaping is the standard across SFR portfolios.
Smart Controller Upgrades
Older timer-based controllers waste water and require manual seasonal adjustments. Smart controllers from manufacturers like Rachio, RainBird, and Hunter automatically adjust run times based on weather data and soil conditions. We install and program smart controllers as a standalone work order or as part of a repair or installation scope.
Controller programming changes are documented in our completion photos so you have a record of the updated schedule settings for every property.
Backflow Preventer Inspection
Pressure vacuum breakers and backflow preventers protect the municipal water supply from contamination. Many HOAs and local water authorities require annual inspection and certification. We inspect backflow devices as part of our annual irrigation audit work order and document findings with photos ready for board or municipal submission.
If a backflow preventer fails inspection or shows pressure loss, we scope a replacement within the same work order cycle so you’re not managing two separate dispatch events.
Irrigation Across Our Markets:
What We See by Season
Irrigation failure patterns are not generic. They differ by climate, soil type, and infrastructure. Here is what we observe across four of our highest-demand markets.
Monsoon Season Head Displacement and Drip Clogging
Phoenix irrigation demand spikes in April before summer temperatures exceed 105 degrees, then again after monsoon season in August and September. High-velocity monsoon rain dislodges rotor heads, fills drip emitters with sediment, and causes lateral line pressure shifts. We see the highest diagnosis work order volume in Phoenix from late September through October as property managers assess post-monsoon system condition before the next heat cycle. Phoenix irrigation work orders are dispatched through our routing system with 48-hour quoting standard across the metro.
Summer Heat, Clay Soil, and PVC Expansion
Texas clay soil expands significantly during summer heat and contracts in winter. This ground movement cracks PVC lateral lines and shifts head placements over one to two seasons. Dallas properties with older systems often develop multiple lateral line failures in the same season. We flag related failures during diagnosis so the repair quote covers the full scope rather than addressing each break individually across separate work orders.
Rain Sensor Failures and Oversaturation Zones
Florida properties receive 50 to 60 inches of rain annually, which means a malfunctioning rain sensor results in significant water waste and oversaturation. Controllers that run on fixed schedules without functional rain sensors can keep zones running through active rain events. We check rain sensor function as part of every Florida irrigation diagnosis and include sensor replacement in our repair scope when needed.
Freeze Exposure and Winterization Coordination
Above-ground lateral lines and uninsulated valve boxes in Denver are vulnerable to freeze damage when winterization is skipped or delayed. We coordinate irrigation winterization and spring dewinterization as standalone work orders and can pair them with a routine property inspection so exterior systems are assessed at the same visit. Denver irrigation work orders submitted in March and April typically involve pressure testing and freeze damage assessment before first use of the season.
Preventative Irrigation Scheduling
for Portfolio Managers
Reactive repairs cost more than preventative audits. Here is how portfolio managers use our pre-season irrigation audit work order to stay ahead of seasonal failures.
A pre-season irrigation audit is a standalone work order type. Submit it in advance of your market’s peak demand window and we run a full zone-by-zone inspection, pressure test, controller review, and drip emitter check across the property.
Every audit produces the same documentation as a repair job: timestamped photos, zone-by-zone findings, and a repair quote covering anything identified. Approve what needs fixing and the repair is dispatched from the same work order queue.
For property managers coordinating across multiple units, pre-season audits can be submitted as a batch. We route the work across our smart routing system and schedule properties by proximity to minimize drive time between jobs.
The documentation trail a pre-season audit produces is also useful at the portfolio level. If an HOA board requests evidence of routine maintenance or a tenant submits a complaint about a dead lawn, the audit photos serve as your timestamped record.
Irrigation by Property Type
System complexity, zone count, and coordination requirements differ significantly by property type. Here is what each looks like operationally.
Single-Family Rental
Most SFR properties in our markets run 6 to 12 spray or rotor heads across 2 to 4 zones, with a single controller. Drip lines often serve planting beds or tree wells as a separate zone. Diagnosis visits are typically 45 to 60 minutes. Repair quotes are issued the same day the diagnosis photos are reviewed.
HOA Common Areas
HOA common area systems run higher zone counts, larger rotor heads, and often require coordination with board schedules or shared water meter access. We document all work to HOA board submission standard, with before-and-after photos and a timestamped completion record. For HOA violation-triggered irrigation issues, we can coordinate with our HOA violation cleanup scope.
Multifamily and Portfolio Properties
Multifamily properties often have separate irrigation meters, access coordination with maintenance staff, and multiple system controllers. Portfolio submissions across 10 or more units use our single-point-of-contact workflow: one submission, one quote approval process, one documentation delivery. Property managers using AppFolio or Buildium submit work orders directly from their platform.
Who Uses Our
Irrigation Service
From portfolio managers with 500 doors to individual homeowners. The process, pricing standard, and documentation are the same.
Property Managers
Submit from AppFolio, Buildium, or email. Quotes in 48 hours, completion photos same day, single point of contact across every market in your portfolio.
Learn more →Real Estate Investors
Submit the work order, approve the quote, receive photos proving completion. For investors scaling across multiple markets, our single-queue work order system removes the per-property vendor management problem entirely.
Learn more →Homeowners
Individual homeowners submit work orders the same way. Market-rate pricing, before-and-after photos, and invoice on completion. No contractor vetting required on your end.
Learn more →Tenants and Residents
Flag a maintenance issue directly. Your property manager submits the work order and we handle dispatch, completion photos, and invoicing without pulling the manager into the field.
Learn more →Work Order to Completion:
How the Process Runs
No vendor coordination, no follow-ups, no wondering if anyone showed up.
Submit, Get a Quote, Approve
Send the work order from your PM software, by email, or through our portal. We integrate with AppFolio, Buildium, RentVine, and most major platforms used by property managers across our 12 markets.
Within 48 hours, you receive a scoped, market-rate quote. Approve it and the job is scheduled. No phone tag, no back-and-forth on scope.
Dispatched, Completed, Documented
Our smart routing system assigns the nearest available provider. Most jobs complete within 5 business days, with same-day service available for qualifying work orders. Before-and-after photos are required before any job can be marked complete.
If a dispatched provider doesn’t show, we re-dispatch without requiring a new submission from you. That re-dispatch is handled internally and doesn’t reset your timeline.
Photos and Invoice, Same Day
The day work is completed, you receive timestamped before-and-after completion photos and an invoice. Payment is triggered by confirmed completion. Not before work begins.
We Complete Every Irrigation Job to the Scope Agreed.
If something is not right when we close a work order, we make it right before the invoice goes out. That is not a policy statement. It is how our documentation review works operationally.
If a dispatched provider doesn’t show for a scheduled irrigation job, we re-dispatch at no additional coordination cost. You don’t resubmit the work order. We handle it internally and you receive an updated completion timeline.
Breasy vs. Managing
Vendors Yourself
Most property managers already know the problems. Here is what the difference looks like in practice.
| Breasy | Solo Vendor | Marketplace | |
|---|---|---|---|
| Quote turnaround | ✓ Within 48 hours | 2 to 5+ days, inconsistent | Varies by vendor response |
| Same-day service | ✓ Available on request | ✕ Not offered | ● Rare, premium cost |
| Drip irrigation repair | ✓ Included in repair scope | ● Depends on vendor specialty | ✕ Separate vendor required |
| Smart controller install | ✓ Standalone work order | ● Some vendors, inconsistent | ✕ Not standard |
| Before-and-after photos | ✓ Required on every job | ✕ Rarely provided | ● Depends on vendor |
| HOA documentation | ✓ Photos ready for board submission | ✕ Not standard | ✕ Not included |
| Re-dispatch guarantee | ✓ Dispatch managed internally | ✕ You manage follow-up | ✕ Platform not accountable |
| Portfolio coordination | ✓ Single point of contact | ✕ Per-property relationship | ✕ Separate vendors per job |
| Get Irrigation Pricing → |
What Property Managers Say
After Their First Few Jobs
“Working with Breasy has been a game-changer for our properties. Their team is reliable, professional, and consistently goes above and beyond. It is a relief to have a partner we can trust.”
“Breasy provides a fast response to our requests and delivers excellent customer service. We highly recommend this company for great service at a fair cost.”
“Breasy felt like ordering something from Amazon. So easy. I love the photos they send so even when I am out of town, I know they were there.”
Works Inside Your Existing System
Submit irrigation work orders from the platform you already use. No new login, no process change, no vendor portal to manage.
Irrigation Service:
Common Questions
How does the $75 diagnosis fee work?
Do you repair drip irrigation systems?
Can you install or program a smart irrigation controller?
Is same-day irrigation service available?
What happens if the dispatched provider doesn’t show?
Can you coordinate irrigation work with a landscaping job?
Do you handle winterization and spring startup?
Serving 12 U.S. Markets
and Growing
Breasy operates across Arizona, Texas, Florida, Georgia, Nevada, Colorado, and Washington. Irrigation services are available in all active markets.
Tucson, AZ
Arizona
Dallas, TX
Texas
Austin, TX
Texas
San Antonio, TX
Texas
Houston, TX
Texas
Orlando, FL
Florida
Tampa, FL
Florida
Jacksonville, FL
Florida
Atlanta, GA
Georgia
Las Vegas, NV
Nevada
Denver, CO
Colorado
Get Irrigation Pricing
for Your Portfolio
Submit a work order and we run a full system diagnosis, document every issue with timestamped photos, and deliver a scoped repair quote within 48 hours. Most jobs complete within 5 business days. Same-day service available on qualifying work orders across all 12 markets.
