Irrigation and Sprinkler System Inspections in Colorado
By David Parks · eXp Realty · The Apollo Group · 2 min read
The Short Answer
A sprinkler inspection checks zones, heads, valves, controllers, and the backflow preventer. In Colorado, systems must be drained or blown out before freezing weather to avoid broken pipes.
Illustration by David Parks
What an irrigation system includes
Controller, valves, buried pipes, spray or drip heads, and a backflow preventer that keeps lawn water from flowing back into the drinking supply.
What to check
Run each zone to confirm all heads pop up and cover evenly.
Look for leaks, soggy spots, or heads that spray pavement.
Check the controller’s programming and rain sensor.
Inspect the backflow device for cracks and leaks.
Quick Poll
Have you ever dealt with a sprinkler system problem?
You are not alone. Get the findings in writing from a licensed professional, keep photos and receipts, and if you are buying, use the report as a negotiation point before your inspection deadline. Talk with David if you want a second opinion on what matters.
Good news, but this is exactly the kind of issue that can stay hidden until someone looks. Add it to your inspection checklist or ask your inspector about it before you buy or sell.
That is very common. The simplest way to know is to have it checked. Ask David which inspections are worth adding for the home you are considering. Talk with David.
Winter care
Pipes left full of water can freeze and break. Most Front Range homeowners schedule a blowout in October, using compressed air to clear the lines. Turn off the water and drain the backflow preventer as directed.
Buyer tip
Inspections done in winter may not be able to test a system, so ask for service records and plan to have it checked in spring. Also ask about water costs, since efficient irrigation helps manage summer bills.
Key Takeaways
What an irrigation system includes: Controller, valves, buried pipes, spray or drip heads, and a backflow preventer that keeps lawn water from flowing back into the drinking supply.
What to check: Run each zone to confirm all heads pop up and cover evenly.
Winter care: Pipes left full of water can freeze and break.
Buyer tip: Inspections done in winter may not be able to test a system, so ask for service records and plan to have it checked in spring.
This article is general information, not legal, tax, financial or inspection advice. Every home and situation is different, so confirm details with a licensed inspector, lender, attorney or tax professional.
David is a Greater Denver real estate advisor with eXp Realty and The Apollo Group (Colorado broker license FA100103211). He has closed more than $55 million in volume, earned eXp Icon status in 2025, and holds a 5.0 rating on Zillow from 27 verified reviews.
