Here in western Nevada, the scope of the home inspection does not include irrigation systems. The irrigation system can be complex and to assess the condition, the Buyer would need to hire a landscape contractor to review the components for proper function. Often is the case that lawn sprinklers and valves require annual servicing. The spring start up usually reveals sprinkler heads and valves that need servicing. A brown section on the lawn can be a result of several factors. Usually just cutting away turf and an adjustment of the sprinkler head will provide a solution.
Irrigation systems can be contributors to larger problems. A leaky valve close to the foundation can saturate the earth and lead to water penetration in the crawl space. Water in the crawl space can lead to fungal infestation and mold on the framing members. The pest inspector may point out that there is active or inactive fungus. Usually they can treat it with a fungicide and provide a clear pest. The problem may reoccur if the source of water is not contained.
As agents it is our responsibility to disclose to our clients the potential of water damage. Should we encourage our clients to hire a landscape contractor to assess the irrigation system? If we find evidence of water penetration in the crawl space, the source must be identified and be corrected prior to treatment or remediation. If not, the problem will continue.
Our standard residential purchase contract encourages the Buyer to inspect. The inspection and remediation of irrigation system leaks can be expensive and not something the Seller may be willing to shoulder unless a large resulting problem is revealed. A thorough inspection of the crawl space will reveal if there is any moisture present, and it's source sometimes can be identified by testing of the irrigation systems. A valve box close to the foundation is a good place to start. Each valve in a valve box has a king drain that releases the pressure in the lines when the daily sprinkler system finishes it's cycle. If this box, especially with multiple valves, is placed near the foundation perimeter, it can lead to water in the crawl space.
The bottom line is to always hire a reputable, thorough inspector and if something is found, to hire the appropriate contractors to assist in the diagnosis and to find a solution for the benefit of your buyer.
Posted By: Stephen Orear - Northern Nevada Real Estate Agent - Realtor with RE/MAX Realty Affiliates, specializing in Carson City Nevada Real Estate and Northern Nevada Real Estate.
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