Keep Your Landscape — and Your Water Bill — Healthy
In Central Florida, irrigation isn't optional — lawns and landscaping need consistent water to survive the heat. But irrigation systems fail quietly: a dead zone, a cracked line, a stuck valve, or a head spraying the driveway instead of the grass. The result is dead spots, wasted water, and higher bills.
Closer Look Inspections evaluates the irrigation system as part of a home inspection or as a standalone service — running the zones, checking the heads and coverage, and evaluating the controller so you understand the system's real condition.
For buyers, a failing irrigation system is a common post-closing surprise that a standard walkthrough misses. For owners, a periodic check catches waste and problems before your landscape pays the price.
What an Irrigation Inspection Covers
A functional evaluation of the irrigation system — zones, heads, controller, and coverage.
Zones & Valves
We run the system through its zones to verify each one activates and functions, and check the valves that control them — the most common point of irrigation failure.
Sprinkler Heads & Coverage
We evaluate the sprinkler heads for function, damage, and aim, and assess coverage so water is reaching the landscape — not the driveway, the wall, or a dead patch of lawn.
Controller & Timer
We evaluate the irrigation controller and timer for function, so the system can be programmed to water properly and efficiently.
Leaks & Visible Lines
We look for visible leaks, broken lines, and wet spots that indicate the system is losing water underground — wasting water and undermining the yard.
Irrigation Coverage
- Zones
- Each zone activation
- Zone valve function
- Zone coverage
- Heads
- Sprinkler head function
- Damage & alignment
- Spray coverage & overspray
- Controls
- Controller & timer function
- Programming capability
- Leaks
- Visible leaks & wet spots
- Broken or exposed lines
- Findings report
Three Reasons to Inspect Irrigation
A failing irrigation system quietly wastes water and costs you your landscape.
Protect Your Landscape
A dead zone or misaimed head means dead grass and struggling plants — and replacing Florida landscaping is expensive. Knowing the system works protects the yard you're paying for.
Stop Wasting Water
Broken lines, stuck valves, and overspray waste water and money every cycle. An inspection catches the waste so you're not paying to water your driveway.
Avoid a Buyer's Surprise
Irrigation problems are a classic post-closing surprise — rarely checked in a standard walkthrough. Verifying the system before you buy avoids inheriting an expensive repair.
Why Central Florida Property Owners Trust Closer Look
Evaluating irrigation takes running the system, not just glancing at it. Here's what sets Closer Look apart:
- Certified Master InspectorKeith Wilson holds the Certified Master Inspector designation — the highest credential in the home inspection industry, requiring thousands of completed inspections, continuing education, and a verified track record. Most inspectors never reach this level.
- Licensed Florida Mold AssessorFlorida's humidity makes mold a real risk. Keith is a Florida Licensed Mold Assessor, so any suspected moisture or mold issue found during your service can be properly evaluated without bringing in a separate vendor.
- FAA-Licensed Drone Roof Inspection — IncludedSteep, multi-story, or tile roofs that can't be safely walked still get full aerial documentation as part of every full inspection. No additional charge, no skipped roof areas, no guesswork.
- Insurance Reports Included at No ChargeWind mitigation and 4-point insurance reports are included with every full home inspection — saving you the $150 to $300 other inspectors charge for these reports separately.
- Same-Day Digital ReportsYour full Scribeware report is delivered the same day via email, with color-coded priority labels and a built-in repair request builder you can send directly to the other party's agent.
- Live Answered Calls 24/7Real estate moves fast and questions don't wait. Carol Wilson and the Closer Look team answer calls live, around the clock. Scheduling typically happens within 48 hours.
The Inspection Process
From first call to delivered report, here's exactly what to expect when you book with Closer Look.
Schedule
Call 407-319-4608 or book online. Live answered 24/7. Scheduling typically within 48 hours to fit your timeline.
On-Site Inspection
Your inspector runs the irrigation zones and evaluates heads, coverage, controller, and visible leaks — typically under an hour depending on the number of zones.
Walkthrough
You're welcome on-site. Your inspector walks you through key findings, answers questions, and shows you what matters most.
Same-Day Report
Your full digital report — with photos, color-coded priorities, and repair request builder — is delivered the same day via Scribeware.
Frequently Asked Questions
Everything Central Florida property owners want to know before scheduling.
Can I add irrigation to a home inspection?
Yes. We can evaluate the irrigation system as part of a full home inspection or as a standalone service. Let us know when scheduling so we allow time to run all the zones.
What are the most common irrigation problems you find?
Dead or non-activating zones, stuck or leaking valves, broken and misaimed heads, overspray onto pavement, and controller issues. Underground line leaks are also common and often show as wet spots or unusually lush patches.
Why does irrigation matter so much in Florida?
Central Florida's heat means lawns and landscaping depend on consistent irrigation to survive. A failing system quickly leads to dead spots and plant loss, and replacing established landscaping is costly.
Will you find underground leaks?
We identify visible leaks and the surface signs of underground line problems — wet spots, soft ground, and unusually green patches. For deeper diagnosis, we can advise on next steps.
Do I get a report?
Yes. You receive a documented report of the system's condition, zone by zone, with any problems noted so you can plan repairs.
Do you serve my city in Central Florida?
Yes — we serve the entire greater Orlando metro, including Orlando, Winter Garden, Horizon West, Lake Nona, Windermere, Clermont, Winter Park, Saint Cloud, Ocoee, Davenport, and all communities across Orange, Osceola, Lake, Polk, Seminole, Volusia, and Sumter counties.
Ready to Schedule Your Irrigation Inspection?
Scheduling within 48 hours • Same-day digital reports • Live answered calls 24/7