Irrigation Diagnosis for
Rental Properties
We run every zone, photograph every issue, and send you a full irrigation assessment report with repair pricing the same day. If you approve the repair, the $75 is credited toward the work.
Why Irrigation Systems Fail
Without a Full Assessment
The most common irrigation mistake across rental portfolios isn’t deferred repair. It’s dispatching repair before running a diagnosis. Here is what that costs operationally.
Repairing the Wrong Component
A single malfunctioning head is the visible symptom. The root cause might be a failing valve solenoid or a controller programming error sending the wrong signal to that zone. Replacing the head without running the full system catches nothing. We run every zone before quoting any repair work.
No Documentation at Ownership Transfer or Tenant Dispute
An irrigation assessment report with timestamped photos documents system condition at a specific point in time. That record is useful when a tenant claims landscape damage occurred during their tenancy, or when a property changes hands and the buyer wants documented condition evidence.
Repair Quotes That Don’t Match the Actual Scope
A quote issued without a zone-by-zone run is an estimate built on incomplete information. If the assessment reveals three additional valve failures beyond the one reported, that comes out in the diagnosis report, not as a surprise mid-repair invoice. Our quotes are issued after the full assessment, not before it.
What a Full Irrigation Diagnosis Uncovers
A broken head is the most visible failure. But across our provider network, the head is usually a symptom. The four failure categories below account for the majority of irrigation problems we document after running a full zone assessment.
Zones That Won’t Activate
A zone that fails to activate is often a valve problem, not a wiring problem. Solenoids decay, O-rings fail, and valves stick closed. Without activating every zone during the assessment, valve failures go undetected until the landscaping shows stress or a water bill increases without an obvious cause.
Zones Running on the Wrong Schedule
Controllers mis-programmed after a power event or seasonal schedule change are one of the most common findings we document. A zone running twice per day when it should run three times per week wastes hundreds of gallons and stresses plant material. We verify every zone assignment and timer setting during the assessment, not just the zones the property manager flagged.
Uneven Distribution Across Zones
Low pressure produces misting that blows away before reaching the turf. High pressure causes run-off onto hardscape and walkways, which creates a liability risk in addition to a water waste problem. We check operating pressure at representative heads and flag zones where coverage uniformity is compromised, which often indicates a regulator issue or a partial underground break.
Surface Evidence of Underground Breaks
We inspect visible lateral lines for surface indicators of underground breaks: soil depression, pooling patterns, and unexplained wet areas away from head locations. We document surface evidence with photos. Confirmed underground leak location requires separate diagnostic work, but the assessment gives property managers the documentation needed to authorize further investigation without guesswork.
On backflow preventers: If the assessment reveals a backflow preventer that is leaking, missing a cover, or showing visible wear, we flag it in the report. Annual backflow certification is a separate regulatory requirement in many markets, but we document visible condition as part of the full system picture.
What the $75 Diagnosis Covers
Every work order is scoped before work begins. No scope creep, no surprise add-ons. The flat fee covers the full zone run, documentation, and same-day report.
Zone-by-Zone System Run
Every zone activated in sequence and observed for coverage, operating pressure, and head function. Zones that fail to activate are flagged with the likely failure category — valve, solenoid, controller signal, or wiring — rather than left as an unexplained finding. Our report documents what ran, what didn’t, and the probable cause for each failure.
See Irrigation Repair →
Head Condition and Alignment
Every head checked for proper function, rotation arc, and alignment relative to the intended coverage area. Broken, clogged, and misaligned heads are noted with zone location and photo. Heads spraying onto hardscape, driveways, or building foundations are flagged as both a water waste issue and a potential slip-and-fall liability risk.
Controller and Timer Inspection
Controller checked for programming accuracy, zone assignment, and run time settings. We verify that weather sensor overrides are active and functioning where applicable. Controller failures and mis-programmed schedules are flagged separately from field hardware failures because the repair type and cost are different. A controller replacement is not the same work order as a head swap.
Lateral Line Visual Inspection
Visible lateral lines checked for surface indicators of underground breaks: soil depression, pooling patterns, and wet areas that don’t align with active zones. Surface evidence is documented with photos and cross-referenced with the relevant zone. Property managers receive documented findings before authorizing more invasive leak detection work.
Seasonal Irrigation Diagnosis Across Our Markets
Irrigation failure patterns are not uniform. The trigger for an assessment differs by climate and system type. Across our 12 markets, consistent seasonal demand windows exist that property managers use to get ahead of failures before they affect landscaping or utilities.
Pre-Season Activation and Post-Monsoon
Two high-demand windows: early April before summer heat peaks, and September after monsoon season ends. Monsoon-season ground movement, pressure spikes, and debris routinely displace heads and damage lateral lines. Post-monsoon diagnosis documents what the season did before approving any landscape restoration work.
Phoenix irrigation diagnosis →Pre-Dry Season and Pre-Hurricane Season
Florida’s irrigation season runs nearly year-round, which means failures accumulate quietly. Pre-dry season diagnosis (November) documents system health before low-rainfall months put full demand on the system. Pre-hurricane season diagnosis (May) identifies vulnerabilities before storm conditions stress the infrastructure.
Spring Startup After Freeze-Thaw Cycles
Denver’s freeze-thaw cycles through late winter crack lateral lines and damage heads that weren’t properly winterized. Spring startup without a diagnosis is the most common source of surprise repair work orders we see in the Denver market. We schedule spring assessments starting in late March once overnight temperatures stabilize above freezing.
Post-Freeze and Pre-Summer
Extended Texas freezes crack PVC lateral lines and damage valve bodies in ways that only become visible when the system is pressurized. Post-freeze diagnosis documents the damage scope before property managers commit to repair budgets. Pre-summer diagnosis in April covers system readiness before peak outdoor water demand.
Year-Round With Peak in Spring
Las Vegas properties run irrigation nearly year-round due to desert landscaping requirements. System failures compound water utility costs quickly in this market. HOA compliance documentation is a consistent secondary driver for diagnosis requests in Las Vegas communities, where landscape condition enforcement is active year-round.
Spring Startup
Both markets share a late-March to mid-April startup window. Atlanta properties see root intrusion and head displacement from clay soil movement through winter. Seattle properties run drip and overhead systems that require separate zone checks before the drier summer months increase demand on the full system.
What the $75 Assessment Fee
Actually Covers
Irrigation inspection fees across the industry range from roughly $40 for a basic visual check to $300 or more for large commercial systems with advanced diagnostic tools. The variance comes from system size, technician travel, documentation standards, and whether a written report is included.
Our $75 flat fee covers the full zone-by-zone run, head and controller inspection, lateral line visual check, and a photo-documented report submitted the same day. The fee credits toward any approved repair work. Property managers who approve repairs don’t pay $75 to get a quote. They pay $75 and apply it to the work.
If the assessment reveals a system too degraded for per-issue repair, we scope a full irrigation installation as an alternative. The $75 credits toward that scope. One assessment covers both pathways without requiring a second visit or a separate quote fee.
On portfolio scheduling: For portfolios with 20 or more units in a market, we batch irrigation assessment scheduling by geography. This reduces per-property dispatch overhead and tightens the quote timeline. Submit via AppFolio, Buildium, or RentVine and we handle the routing.
Includes: full zone run, head and controller inspection, lateral line visual check, photo report delivered same day. No scope expansion without approval. Re-dispatch if provider doesn’t show.
Who Needs an Irrigation Diagnosis
From portfolio managers with 200+ units to individual homeowners. The process, documentation standard, and flat fee are identical regardless of portfolio size.
Property Managers
Submit from AppFolio, Buildium, RentVine, or email. Integrates with your existing work order queue. SFR and multifamily portfolios handled the same way. Quotes in 48 hours, photo report same day, single point of contact across every property.
Learn more →Real Estate Investors
Pre-acquisition diagnosis documents system condition before close. Pre-turn diagnosis prevents surprise repair costs from eroding unit economics. Submit the work order, approve the quote, receive documentation proving what was found and what was fixed.
Learn more →Homeowners
Individual homeowners submit work orders the same way. Market-rate pricing, before-and-after photos, invoice on confirmed completion. If you haven’t run the system since last season, the assessment tells you exactly what needs attention before landscape stress appears.
Learn more →HOA Communities
HOA boards in Phoenix, Las Vegas, and compliance-active markets use diagnosis reports for landscape enforcement documentation. Timestamped photos are submission-ready for board review without additional formatting or follow-up requests.
Learn more →Irrigation Assessment Process:
Submission to Same-Day Report
No vendor coordination, no follow-ups, no waiting to find out if anyone showed up.
Submit, Get a Quote, Approve
Send the work order from your PM software, by email, or through our portal. Include the property address and any known symptoms: zones not activating, visible wet spots, brown patches despite recent watering, or a utility bill running higher than expected.
Within 48 hours, you receive a scoped quote covering the flat $75 irrigation assessment. Approve it and the visit is scheduled. Our faster quotes process means no back-and-forth to clarify scope before the assessment has run.
Dispatched, Assessed, Documented
Our smart routing system assigns the nearest available provider. Assessment visits typically take 45 to 90 minutes. Every zone runs. Every head is checked. Controller settings are verified. Findings are photographed with zone-location context, not isolated close-ups that lose their meaning without reference.
If the dispatched provider doesn’t show for the scheduled window, we re-dispatch. Your quote turnaround is not affected by the no-show. That is not a policy statement. It is how our dispatch workflow operates.
Photos, Report, and Repair Pricing Same Day
The day the assessment is completed, you receive: timestamped completion photos for every issue found, a written report organized by zone and failure category, and itemized irrigation repair pricing for everything identified. The $75 credits toward any approved repairs.
Payment triggers on confirmed completion. Not before work begins.
Ready to Get Started
Submit a Work Order and
Get Your Report Same Day
Include the property address and any known symptoms. We run every zone, document every finding with photos, and send you the repair pricing the same day the assessment is completed.
Submit a Work Order and Get Your Report Same Day →After the First Assessment
“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.”
Our Re-Dispatch Guarantee on Every Assessment
If the dispatched provider doesn’t show for the assessment window, we re-dispatch without requiring a new work order or follow-up from the property manager. This is how our internal dispatch workflow operates, not a marketing commitment layered on top of a normal vendor relationship.
Once the assessment is complete, the work order closes only after the photo documentation and report have been submitted. If a zone was missed or a finding is inaccurate, we address it before the invoice goes out.
Managed Diagnosis vs.
DIY Irrigation Troubleshooting
Most property managers already know the coordination problems. Here is what the difference looks like at the assessment level specifically.
| Breasy | Solo Vendor | Marketplace | |
|---|---|---|---|
| Quote turnaround | ✓ Within 48 hours | 2 to 5+ days, inconsistent | Varies by vendor response |
| Flat assessment fee | ✓ $75, credited toward repairs | Varies, rarely credited | Not standardized |
| Zone-by-zone run documented | ✓ Every zone, every visit | ● Depends on technician | ✕ Not required |
| Same-day photo report | ✓ Required on every job | ✕ Rarely provided | ● Depends on vendor |
| Re-dispatch if no-show | ✓ Managed internally | ✕ You manage follow-up | ✕ Platform not accountable |
| HOA documentation ready | ✓ Photos ready for board submission | ✕ Not standard | ✕ Not included |
| Failure category classification | ✓ Valve, controller, head, lateral | ● Varies by technician | ✕ Not included |
| Portfolio coordination | ✓ Single point of contact | ✕ Per-property relationship | ✕ Separate vendors per job |
| Run My System Assessment → |
Works Inside Your Existing System
Submit irrigation assessment work orders from the platform you already use. No new login, no process change, no vendor portal to manage.
Common Questions About This Service
What does the $75 irrigation diagnosis fee include?
Is same-day irrigation diagnosis available?
How long does the assessment visit take?
What happens if the system is too degraded to repair zone by zone?
What happens after I receive the assessment report?
Can the assessment be done while a tenant is in the property?
Does the assessment cover backflow preventer condition?
What if the provider doesn’t show for the assessment window?
Irrigation Diagnosis Across
12 U.S. Markets
Serving Arizona, Texas, Florida, Georgia, Nevada, Colorado, and Washington. Seasonal failure patterns differ by market. We dispatch locally in each one.
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
Irrigation System Diagnosis
$75 Flat. Same-Day Report. Credited Toward Repairs.
Submit the work order with the property address and any known symptoms. We schedule the assessment, run every zone, document every issue with timestamped photos, and send you the repair pricing the same day. Most follow-on repairs complete within 5 business days. If the dispatched provider doesn’t show, we re-dispatch.
