In residential complexes, where there are several garden areas and shared spaces, an effective watering plan is necessary for healthy shared gardens, lawns, and landscaped areas. Clogged sprinklers, leaking underground pipes, broken sprinkler valves, inadequate water pressure and obsolete sprinkler controllers all cause dry spots, water loss, damage to landscapes, and expensive repairs. Even if you are a strata committee, property manager or a member of the strata maintenance team, if you know how strata irrigation systems work, you will be able to identify these warning signs early and take care of minor issues as soon as they arise so that professional inspections can be called if larger and more complicated repairs are required.

1.   Irregular watering and non-uniform coverage by sprinklers

One of the most obvious irrigation issues is uneven watering. Some parts of the lawn may be dry when other parts are wet, or some garden plants might be more vigorous than others, even though they are in the same irrigation zone.

A number of factors can contribute to this issue. The sprinkler heads may have moved, clogged or been damaged. The landscape may also have changed since the installation of the irrigation system. A new garden feature, tree or structure can interfere with an existing spray pattern.

What are the important things Property Managers need to watch for?

Warning signs include:

·       Brown or dry patches occur on the leaves and stems.

·       Regions with too much moisture.

·       Regions with too much moisture.

·       Watering caused by sprinklers watering on paths or buildings

·       Inconsistent plant growth

·       Accumulations of water around individual sprinklers

·       Some sprinklers don't rotate or spray properly.

Not all coverage issues are big issues! An isolated problem may be resolved by cleaning a nozzle, adjusting a sprinkler head or replacing a broken part.

If there are recurring problems of coverage, however, it may mean that the irrigation system in place is not the best fit for the landscape. If that is the case, replacing the individual sprinkler heads may not solve the problem.

2.   Backflow and cross-connections.

Sometimes, leaks are more significant in residential units with larger layouts, as they can last for some time without being apparent.

A damaged pipe in the ground may cause water to escape under a lawn and a broken valve or pipe connection can cause water to escape around an irrigation control area. A broken sprinkler head may also squirt an excessive amount of water when it is in use.

What to look for in case of a possible irrigation leak.

Look for:

•                    Unexpectedly wet areas

•                    Persistent pooling

•                    Muddy patches

•                    Water that comes from the irrigation system when the water is turned off.

•                    Unusual water usage

The term 'decreased performance in a zone' is used to describe the loss of performance in a specific area.

The higher water consumption does not necessarily indicate a leak in the irrigation system. Other symptoms can be caused by plumbing issues and other causes. Changes in the absence of an explanation should be investigated, though.

If caught early, water will not be wasted; and long-term wet conditions will impact the surrounding landscape, which can be reduced.

3.   Low or Inconsistent Water Pressure

The water pressure and flow rate of sprinkler systems must be adequate to ensure proper water distribution. Too low pressure will cause the sprinklers to not extend as far as desired or may result in reduced and variable spray patterns.

The reverse situation is also possible. Over-pressurization can lead to poor irrigation efficiency and cause misting, instead of helping to make the irrigation more effective.

What factors could cause pressure issues?

Possible causes include:

•            Restricted water supply

•            Blocked irrigation pipes

•            Faulty valves

•            Pressure-regulation problems

•            Excessive pressure from multiple sprinklers hitting the fruit at the same time

Pumps: If pumps are used, there are pump problems.

Changes to the water infrastructure of the property.

Correct diagnosis relies on the system design.

That means that just changing a pressure setting does not necessarily resolve this issue, because you won't know what is causing it. The proper assessment should take into account the water supply, water pressure, flow, zone size, and sprinkler requirements.

4.   When the sprinkler heads get clogged or damaged.

Sprinkler heads are subject to lawn equipment, soil, foot traffic, landscaping activities and general wear. A little dirt or debris can have an impact on a nozzle or spray pattern over time.

A sprinkler head can also be damaged by maintenance equipment or being covered with soil or turf.

Common Problems Include:

•                    Blocked nozzles

•                    Broken sprinkler heads

•                    Misaligned heads

•                    Sunken heads

•                    Damaged rotating mechanisms

•                    Any debris that can interfere with spray patterns

Don't just look at if water is coming out of a sprinkler to inspect. Watch how the water is moving.

A sprinkler can be operating but have poor coverage due to pointing in the wrong direction or if the nozzle is damaged.

These problems can be detected by regular zone testing before they become prevalent.

5.   Incorrect Controllers or improper watering system.

Different zones can operate at different times and in some irrigation systems, for a different duration, depending on the irrigation controller used.

One of the disadvantages of automatic irrigation is that a schedule can continue to operate when there has been a change in conditions. Seasonal conditions, rainfall, growth of plants and landscaping may influence the amount of water needed.

Common Controller Issues

These include:

•                    Incorrect watering times

•                    Increased zone operation time.

•                    Incorrect programming

•                    Faulty sensors

•                    High or low power/battery levels

•                    Outdated controllers

•                    Incorrect zone settings

Modern irrigation technology could include soil-moisture sensors and controllers that are operated by the weather, as well as rain sensors. Schedules can be helpful with these features, but technology doesn't guarantee an efficient irrigation system.

Even though the sprinkler head is connected to a smart controller, the controller must be set up correctly and the sprinkler system must be operational, with the sprinklers, lines and valves working.

If the controller is an old model, it is good to make sure that the issue is not with the controller, but is a different problem in the system before replacing.

6.   Excessive watering and wasteful water usage.

Don't think that more water equals better landscaping!

Too long running controllers, overlapping sprinkler heads, leaks that are not discovered or schedules that are not modified to fit the changes can cause overwatering.

Signs of Overwatering

Here are some things that might be observed by property managers:

•            Standing water

•            Persistent runoff

•            Saturated soil

•            Muddy areas

•            Erosion

•            Plant health problems

•            Any water that flows into paved surfaces

The amount of water depends on plant species, soil type, climate, shade and landscape design. Therefore, it is sometimes best not to follow a set watering schedule all year round.

Reducing the watering time, fixing leaks, altering sprinkler coverage, optimizing sprinkler controls and/or reviewing individual sprinkler zones may be ways to improve efficiency.

The objective should be to balance irrigation with the proper amount needed for the landscape, rather than cutting back or increasing watering for the entire property.

There are some irrigations troubleshooting guidelines that are available.

There are some simple inspections that can help detect any obvious issues before professional help can be called in.

1. Inspect the Landscape

Check for areas where there is no moisture, areas where the water is stagnant, water runoff, and odd plant growth.

2. Run Individual Zones

When the zones are separated, it becomes easier to determine which zone of the system is affected.

3. Check Sprinkler Heads

Check for nozzle plugging, damaged parts, misalignment and abnormal spray patterns.

4. Review the Controller

Verify watering days, starting times, zone lengths and sensor settings.

5. Check for Leak Indicators.

Inspect for any wet spots, pools and odd water usage patterns.

6. Understand when they need to call on professional assessment

Persistent pressure leaks, underground leaks, electrical components and repeated failures may necessitate specialist diagnosis, not repeated trial and error repairs.

When is it appropriate to have a Residential Complex professional irrigation maintenance?

For properties that have a large amount of landscaping, several irrigation zones or repeat issues, a professional inspection can be especially helpful.

Think about arranging an assessment if:

•                    Water usage has been higher than expected.

•                    There are multiple areas with poor coverage.

•                    Leaks keep returning

•                    Sprinklers frequently fail

•                    The controller is outdated

•                    The landscape has undergone a lot of changes.

•                    The system has not been inspected for a long time

•                    Repairs have no long-term effect on the issue reoccurring over and over.

Professional maintenance should not only be replacement, but diagnosis as well.

Blown sprinkler heads, for instance, won't fix an underground pipe leak, and even changing the water pressure won't solve the problem if the water pressure is inadequate.

The likelihood of a cause and the options available should be noted on a useful inspection.

Let the dirt and debris stay (Preventive Maintenance for Shared Irrigation).

Some of the preventive maintenance may include:

•            Testing irrigation zones

•            Inspecting sprinkler heads

•            Checking valves

•            Looking for leaks

•            Testing controllers

•            Reviewing sensors

•            Checking pressure and flow (as appropriate)

•            Cleaning blocked components

•            Adjusting watering schedules

•            Monitoring water consumption

System complexity, landscape needs, equipment condition and local conditions determine the frequency of the appropriate inspection.

The objective is NOT to do unnecessary work. Identifying manageable problems before they become disruptive failures is to its virtue.

How to Choose an Irrigation Professional

Avoid just comparing the lowest quotation when evaluating contractors.

Inquire about the scope of the service provided and the type of property the contractor has previously serviced that is comparable in scope and complexity of the property for which the service is requested.

Useful questions include:

•                    What will the inspection cover?

•                    Will individual irrigation zones be tested?

•                    Do leaks/valve issues get checked?

•                    Will the controller be assessed?

•                    How are repairs recommendations being made?

•                    Does the quotation include itemization?

•                    What work is included in the quoted price?

•                    Are ongoing maintenance options available?

A reputable contractor will be able to tell you the reasons for suggesting a repair or upgrade, instead of assuming full replacement is the only possible solution.

Frequently Asked Questions

•                    How often should irrigation systems in residential complexes be inspected?

No fixed timetable. This is dependent on the age of the system, the complexity of the system, the landscaping needs, equipment condition and local environmental conditions.

•                    Why does it seem that some areas are getting too much water and others not enough water?

This could be due to the following reasons: 1) the sprinkler heads are too far from the plants, 2) the sprinkler heads are clogged or clogged by roots or other debris, 3) there is water pressure problems, 4) the schedule is set incorrectly or changed landscape usage.

•                    What are some signs of a leak?

Persistent wet areas, pooling water, unexplained increases in water consumption and decreases in system performance are signs of a leak. Additional studies are required to further establish the cause.

•                    Do smart irrigation controllers pay off?

When properly set up they can help in scheduling and offer beneficial automation. But damaged sprinklers and pipe leaks or basic irrigation design issues are beyond the ability of a smart controller.

•                    Should an existing irrigation system be replaced?

Not necessarily. If you're operating an older system, it may only require certain repairs or upgrades. When it becomes reasonable to replace components, it is when failures occur in large numbers, the design is not appropriate, or when repairs are no longer feasible.

Conclusion

An irrigation issue in your residential complex can usually start with a minor issue: a blocked nozzle, a leaky valve, a mistake on a controller setting or a sprinkler that no longer covers its designated area.

When left untreated, they can lead to poor landscape health, water waste, and frequent maintenance issues.

Common problems that occur with sprinklers, from coverage that is not even, to leaks, pressure problems, damaged sprinkler heads, controller problems, overwatering and aging sprinkler equipment may be better addressed if identified early.

The most helpful way to do this is to get to the root of the problem; rather than the end of the straw. If the sprinkler system has failed, this could be a problem of the sprinkler head, but if it has failed multiple times, it may be a pressure, design or maintenance issue.

A good strata irrigation system should be able to produce the necessary water distribution, sustain health of the common garden, and minimize unnecessary water losses. That balance can be achieved through regular inspections and real-world preventive maintenance.

Ultimately, the solution that is right for the property depends on the property's condition. A dependable irrigation specialist ought to describe the issue, explain how it occurred, list the choices and determine which one is best for the property's future needs.