Your irrigation should keep your yard healthy. It should not flood your slab or wet your walls. Small leaks grow into big bills. Overspray pushes water against siding. A failed backflow preventer can dump water for hours. This guide shows how to spot issues quickly, set smarter schedules, protect devices during freezes, and keep water away from your home. You will see what to check yourself. You will also know when to call a pro. Austin rules and Texas codes are included where they matter most.
Why irrigation causes water damage
Irrigation water looks harmless at first glance. The system runs outside. Heads sit in the grass. Pipes are shallow. The risk feels low. The reality is different. Buried lines leak below grade. Water moves along pipe trenches and finds the path of least resistance. That path ends at your slab or under a wall. Overspray pushes a fine mist on siding. That moisture wicks into sheathing. Wood swells. Paint blisters. Termites follow moisture. The slow drip costs more than a broken pipe you can see.
Soil movement adds risk in Central Texas. Clay soils hold water then shrink when dry. Repeated wetting near the foundation creates cycles that stress the slab. Puddles near the perimeter worsen that movement. A single misaligned head can feed that problem every time the system runs. Grading that tilts toward the house multiplies the damage. Gutters without downspout extensions dump even more water at the edge. You can reduce that risk by adjusting spray patterns, pressure, and run times. You can also move water away from the house with better drainage. Learn how to keep gutters draining away from the home so irrigation does not have to fight upstream.
Backflow assemblies protect your drinking water. They also sit above ground in many yards. A failure at the relief valve can pour water next to the house. That discharge often looks like a slow drip at first. In time it can become a constant stream. Some discharge is normal only during testing of certain devices. Continuous flow during normal operation signals a fault or debris. You will learn how to tell the difference in the sections below. Fixing a backflow problem early protects your family and your foundation.
Hidden lateral line leaks, overspray, and low head drainage
Lateral lines feed sprinkler heads. A crack or split in those lines leaks water even when the system is off. The soil stays damp. Fungal growth appears near beds. Ants move in. You may notice a green strip or unusual plant growth in one area. When the zone runs you see bubbling at the surface or spongy soil. Those are clear clues for sprinkler system leak detection.
Overspray is another common source of damage. Spray that hits brick or siding creates constant wetting. That moisture enters mortar joints and window frames. It also carries minerals that stain. Misting during operation points to excess pressure. Fine droplets drift in wind and do not land where intended. This wastes water and can feed pooling at the foundation. Pressure regulated spray bodies greatly reduce misting and overspray. The EPA WaterSense program states that pressure regulated bodies cut waste in high pressure systems and can pay for themselves quickly. Learn more from WaterSense guidance on spray sprinkler bodies.
Low head drainage happens when water in the pipes drains out through the lowest sprinkler head after a zone shuts off. You see puddles hours after a cycle. This adds moisture in one spot over and over. Check valves built into modern heads or at the lateral line can stop that drain down. The fix is simple. The savings in water and repairs can be significant over a season.
Backflow preventer failures and relief valve discharge
Three device types are common on residential irrigation. A reduced pressure zone assembly called RPZ protects against both backpressure and backsiphonage. A pressure vacuum breaker called PVB protects against backsiphonage only. A double check valve assembly called DCVA also protects against backpressure and backsiphonage in non health hazard uses when allowed by the local authority. The City of Austin explains these devices in its Water Protection FAQ. You can review definitions on the City page for Water Protection frequently asked questions.
An RPZ has a relief valve that opens to air. Discharge can occur during testing or when the device senses failure. Continuous discharge means a problem. Debris on check valves can hold them open. Worn seals fail after years of service. Freeze damage cracks internal parts. A PVB can spit briefly as pressure changes at startup. That brief action can be normal. Steady dripping points to damage or debris. A DCVA does not have an open relief port. Leaks show up at test cocks or unions. A state licensed tester should diagnose continuous discharge or repeated leaks. Austin Water requires that testing is done by a Backflow Prevention Assembly Tester registered with the City. Review current requirements on the City page for backflow prevention.
Fast leak detection
Fast checks prevent damage. You can find many issues in ten minutes. Start with a quick zone walk. Follow with a water meter test. Finish with pressure and controller adjustments. This flow helps isolate problems with little guesswork.
Walk test each zone
Turn the controller to manual and run one zone at a time. Watch each head as it pops up. Heads that fail to rise point to low pressure or a broken riser. Heads that spray sideways point to damage. Heads that shoot water on walls or windows need realignment. Soil that bubbles needs repair. Use the WaterSense Sprinkler Spruce Up method. Inspect. Connect. Direct. Select. This simple framework catches many common issues. Read the WaterSense checklist on Sprinkler Spruce Up.
Look for overspray onto pavement. That water runs to the curb. It carries soil and fertilizer into the storm system. The water is wasted. Your bill goes up. Adjust the arc or replace with the correct nozzle. If mist forms at the head during operation you likely have excessive pressure. Replace with pressure regulated spray bodies or add a regulator at the valve. WaterSense notes that pressure regulation reduces fogging which also reduces drift. Better distribution equals less runoff and healthier turf.
Use your water meter to isolate leaks
Your water meter can tell you if a leak exists. It can also help you locate whether the leak is inside the house or in the irrigation system. The Saving Water Partnership outlines an easy process. Close the house shutoff then check the meter dial. If the dial still moves then water is flowing outside the house. Close the irrigation shutoff next. If the meter stops after that step then the leak sits in the irrigation lines or at the backflow assembly. Follow their simple walk through on how to use your water meter to check for leaks.
A small leak adds up fast. WaterSense reports that a tiny opening about the size of a thread of spaghetti can waste thousands of gallons each month. They estimate a 1 over 32 inch leak can waste roughly six thousand three hundred gallons in a month. Fixes pay off quickly. Every gallon you keep in the system helps your yard and reduces the risk of foundation problems.
Backflow basics and repair
Backflow assemblies prevent contaminated water from siphoning into your drinking water. Irrigation systems tie to the potable supply. Chemicals and soil can enter the piping. Backpressure or backsiphonage can pull that water in reverse. Devices protect against that hazard. Texas law sets rules for what can be used and where. Austin adds specific requirements for testing and documentation.
What each device does and rules in Austin
An RPZ protects against both backsiphonage and backpressure in high hazard conditions. It uses two check valves with a relief zone vented to air. If a check fails the relief valve opens to discharge. It must be installed above grade where it will not be submerged. Texas Administrative Code 30 TAC section 344 point 50 covers device methods and key installation notes. You can read the code reference on Backflow Prevention Methods.
A PVB protects against backsiphonage only. It sits above the highest downstream outlet. It has an air inlet that closes when pressure is on then opens when pressure drops. Do not use it where backpressure can occur. A DCVA uses two checks in series without a relief port. It protects against backpressure and backsiphonage in non health hazard uses when allowed by the local authority. The Austin Water Protection FAQ provides plain language uses for each device. Do not bury PVBs or RPZs. Keep them accessible for testing and service. Austin requires testing by a state licensed Backflow Prevention Assembly Tester registered with the City. Find tester information on the City page for Backflow Prevention Assembly Tester Information.
Texas Commission on Environmental Quality states that irrigation systems must have proper backflow prevention at installation. Local utilities may require annual tests. Review statewide guidance on the TCEQ page for Cross Connection and Backflow. Austin operates a Cross Connection Control Program that sets local procedures and updates. Check the current program page for any changes to testing schedules or registration on the City site for Cross Connection Control Water Protection.
Common leak causes and repair choices
Backflow assemblies live in harsh conditions. Sun, heat, insects, and debris all attack seals. Sand can hold a check slightly open. That small gap raises pressure in the relief zone. The relief valve discharges water as designed. That discharge shows up as a drip from the bottom of an RPZ. It can also spit at startup on a PVB. Freeze events crack housings and seats. Bolts rust. Rubber seats harden with age. A skilled tester can diagnose if cleaning is enough or if parts need replacement. Many devices have rebuild kits. Replacement makes sense when the body is cracked or parts are no longer available. A repair that fails repeated tests wastes water and time. You can read a plain language explanation of relief valve discharge patterns from a trade source at Pacific Backflow.
Do not ignore a device that drips for more than a brief moment at startup. Do not plug relief ports. Do not install piping that allows submergence. Those choices create health hazards and code violations. If you see RPZ leaking water or a PVB that drips constantly, call a licensed tester. You protect your family with that call. You also reduce the chance of puddling near the foundation from continuous discharge.
If you need testing or repair in Austin, you must hire a tester registered with the City. Review the City of Austin Backflow Prevention Overview to understand local rules. Keep a copy of your passing test on file. Provide it to your water provider on request. The City can require test reports after repairs, at installation, or during audits.
Smart scheduling and pressure
Most irrigation waste comes from bad timing and improper pressure. You can save water by adjusting schedules to seasons and soil conditions. You can also cut waste with pressure regulated hardware. You reduce runoff. You keep water away from your house. You still keep a healthy yard.
Start with Austin watering rules. The City updates allowed days and hours by drought stage. Program your controller to follow the current schedule. Check the City page before you set a new schedule. Rules change during dry periods. Use the City tool to find your watering day. A quick check avoids violations. It also helps you set realistic run times. Use the allowed window to split cycles into shorter bursts with soak times. That method reduces runoff on clay soils.
WaterSense labeled controllers adjust watering based on weather data. The EPA notes that outdoor use equals about eight billion gallons per day in the United States and that up to half is lost to inefficient methods. A smart controller can save the average home up to fifteen thousand gallons per year. Read the details on WaterSense labeled controllers. Many models connect to local weather or on site sensors. They pause during rain. They shorten run times during cool periods. They can also help you follow the Austin irrigation schedule with preset day restrictions built in.
Pressure control is your next upgrade. High static pressure creates fine mist at spray heads. That mist drifts with even light wind. You can spot the problem from the sidewalk. Water looks like fog near the nozzle. Pressure regulated spray bodies cut that fog at the source. WaterSense reports savings in systems that operate at higher pressures. Their guidance cites thousands of gallons saved per year and quick payback in many cases. Learn more from the WaterSense mini report on Relieve Pressure and Reduce Waste. The larger Water Efficiency guide also supports these upgrades with data on Landscaping and Irrigation efficiency.
Finish with the right heads and nozzles. Use matched precipitation rate nozzles in zones. Avoid mixed head types on a single valve. Trim grass around each head so the riser can pop fully. Verify head spacing. Poor spacing creates dry spots. You will reach for the controller and add minutes. That adds water where it is not needed. A small audit by a certified pro improves distribution. The Irrigation Association publishes audit guidelines and credentials for auditors. See program details on the IA page for Irrigation Auditing.
Winterize in Central Texas
Winter in Austin brings mild freezes most years with occasional hard freezes. Irrigation systems in Texas do not often need full compressed air blowouts. Most are not built for that method. You can still protect exposed piping and backflow assemblies with simple steps. The Texas A and M School of Irrigation states that for light freezes you should shut off the controller, close the irrigation supply valve, insulate exposed PVC, and drain above ground components. Read their Texas specific advice on winterization.
Focus on the backflow assembly. For RPZ and PVB devices, open the test cocks slightly to drain trapped water. Use insulating bags or covers rated for outdoor use. Do not block air vents on RPZs. Do not wrap in plastic that traps moisture. A local how to guide from South Austin Irrigation shows practical steps to drain and protect above ground backflow devices. Review their tips on winterizing your above ground backflow preventer. They also note that TCEQ requires an isolation valve in new systems which makes winter steps easier.
For a hard freeze, take extra steps. Add a freeze sensor to the controller. Shut off water at the isolation valve by the meter or just upstream of the backflow device. Open low points to bleed off pressure. Drain hose bib vacuum breakers. Do not apply heat sources that can melt PVC. Inspect after the freeze. Look for cracks or slow drips. Test the backflow device before returning to service. Above ground assemblies require special protection in Austin. The City calls out freeze protection in its backflow prevention overview.
Keep water off the house
Water must move away from your home. Simple adjustments help a lot. Turn heads so they stop short of the wall. Shorten arcs that hit windows or stucco. Shorten run times for zones near the house. Set those zones to cycle in shorter bursts. That reduces pooling near the slab. Replace fixed spray with drip in narrow beds where spray hits the wall. Check for low head drainage at heads next to the house. Replace with heads that have check valves if needed.
Look at the ground. Soil should slope away from the foundation. Downspouts should extend at least five feet from the edge. No ponding near the perimeter. A Texas foundation engineer offers simple rules that help keep the slab stable. Read practical guidance from Atlas Foundation on proper foundation maintenance. Improve grading if you see water flowing toward the house. Repair gutters. Add extensions. Combine those changes with better irrigation scheduling. You will cut both water use and risk.
Confirm that spray does not enter crawl vents or utility penetrations. Seal gaps with appropriate materials. Check weep holes in brick for clear paths. Redirect bed spray away from these features. High wind with misting raises the chance of water entering small openings. Pressure regulated heads reduce that mist. Smart run times avoid watering during windy periods.
Pro help and compliance
Call a licensed irrigator or BPAT when you see warning signs. Backflow preventer leaking nonstop from a relief port. Puddles near the foundation that return after each cycle. Unexplained meter movement when both house and irrigation valves are closed. A spike in your water bill with no change in use. Devices due for testing by Austin Water. You can verify tester licensing and City registration on the Austin Water site. Review program details on the City page for backflow prevention.
A professional irrigation audit follows industry guidelines. Distribution uniformity improves. Run times drop. Pressure matches nozzle needs. Heads align with target turf. That audit pays for itself through saved water and reduced damage risk. Consider a WaterSense recognized pro or an Irrigation Association Certified Landscape Irrigation Auditor for this task. The IA program page linked earlier explains the audit process and credentials.
If you already see moisture indoors, act fast. Dry within one to two days when possible. Quick action limits mold growth. Read our guide on how to dry out your home after a flood for step by step direction. Be careful with DIY. Hidden cavities hold moisture. Electrical risks exist in wet areas. Read our warning about the risks of DIY water cleanup. If you need professional help, we respond quickly. We also work with your insurer. For transparency, review the typical cost of water damage restoration in Austin so you know what to expect. If you plan to file a claim, our guide on insurance claim tips after water damage can save you time and stress.
We also care about sustainability. Our team uses cleaning products and drying methods that reduce waste where possible. See how we approach eco friendly water damage recovery. If you want to prevent issues before they start, walk through our essential home water damage maintenance checklist. Proactive steps cost less than repairs every time.
Need help today. Call us for a same day moisture inspection and water damage assessment. We serve homes across Austin.
Run each zone for two to three minutes. Flag heads that do not pop up. Note spray that hits walls or pavement. Watch for misting which points to high pressure. Look for bubbling soil or puddling that forms quickly. Use the WaterSense method on Sprinkler Spruce Up.
Use your meter to isolate leaks. Close the house shutoff. If the meter still moves, close the irrigation shutoff. If it stops then the leak sits in the irrigation system. Follow the meter test steps from the Saving Water Partnership on use your water meter to check for leaks.
RPZ. Protects against backpressure and backsiphonage in health hazard uses. Relief valve can discharge to air. Must be above grade.
PVB. Protects against backsiphonage only. Install above the highest downstream head. Do not use where backpressure can occur.
DCVA. Protects against backpressure and backsiphonage for non health hazards when allowed by the local authority. Often allowed for yard irrigation depending on local rules.
Confirm installation notes in 30 TAC section 344 point 50 on Backflow Prevention Methods and City of Austin FAQs on Water Protection.
Program your controller so it respects the current Austin irrigation schedule. Use shorter cycles with soak periods to reduce runoff. Recheck settings when rules change. See current guidance on the City page to find your watering day.
If you see misting or fogging from spray heads or fine droplets drifting in wind, install pressure regulated spray bodies or a valve level regulator. WaterSense shows that this upgrade reduces overspray and waste. Read about pressure regulated spray bodies.
Turn the controller to rain or off. Close the isolation valve feeding irrigation. Insulate exposed piping. Open backflow test cocks to drain water. For a hard freeze, add insulating covers and a freeze sensor. Texas A and M provides state specific steps for winterization. A local guide on winterizing above ground backflow preventers adds practical details.
Common questions
Why is my backflow preventer leaking from the bottom
An RPZ relief valve opens when internal checks do not hold the designed pressure differential. A brief splash during testing is expected. Continuous discharge during normal use points to debris or worn parts. Freeze damage can also cause a steady leak. The City of Austin requires testing by a licensed BPAT. A tester can diagnose and repair or replace as needed. Review City guidance on backflow prevention. A trade write up gives examples of common causes and fixes on Pacific Backflow.
How do I check for a hidden sprinkler leak
Use your meter. Close the house shutoff. Check the dial. If it still moves, close the irrigation valve. If it stops, the leak is in the irrigation system. Confirm by walking each zone while it runs. Look for soil movement, bubbling, or heads that never pop up. The meter guide on Saving Water Partnership explains the test. The WaterSense Sprinkler Spruce Up guide adds a simple walk through on inspection steps.
Do I need a smart controller in Austin
Smart controllers cut waste in most yards. WaterSense reports large savings for a typical home. A smart controller helps you follow the Austin irrigation schedule by locking in allowed days and watering windows. It also skips cycles during rain. It adapts run times during cool periods. See EPA facts on WaterSense labeled controllers. Then program it with the City rules for your address on the Find Your Watering Day page.
What is the difference between RPZ, PVB, and DCVA
RPZ protects against backsiphonage and backpressure in high hazard uses. It can discharge water through a relief valve during a fault. PVB protects against backsiphonage only. Use it only where backpressure cannot occur. DCVA protects against backsiphonage and backpressure in non health hazard uses when allowed locally. Texas code section 344 point 50 covers device methods and installation limits. Read the code on Backflow Prevention Methods. Review the City FAQ for friendly definitions on Water Protection.
How do I winterize my Texas irrigation and backflow
Shut off power at the controller with rain or off. Close the irrigation supply valve near the meter or upstream of the backflow. Open test cocks on the backflow assembly to drain. Insulate exposed piping and the device with outdoor covers. For hard freezes, add a freeze sensor and consider draining more of the exposed piping. Do not blow out lines unless your system was built for compressed air service. Texas A and M explains why that is rare in our region. Read their winterization guidance.
Can sprinklers damage my foundation or walls
Yes. Overspray wets siding and brick. Moisture wicks into sheathing and window frames. Clay soils expand when wet and shrink when dry. Puddles next to the slab stress the foundation. Keep spray off the house. Improve grading so water flows away from the structure. Extend downspouts to at least five feet from the edge. A Texas foundation engineer provides simple rules on proper foundation maintenance.
Act within two days to limit mold. Start by stopping the source outside. Then dry the interior quickly. Our guide on how to dry out your home after a flood explains safe steps. Call our team if materials feel wet or if you smell a musty odor. We can assess moisture with meters and thermal cameras.
Set smarter schedules. Reduce pressure at the heads. Adjust spray patterns away from walls. Insulate and drain backflow assemblies before freezes. Test and repair devices when they drip. Use your meter to find leaks early. Your yard stays healthy. Your home stays dry. If you need help, we are ready. We respond fast. We care about water use. We also care about your home’s indoor air quality. Reach out for an inspection today.