Ensuring the yard is properly watered is a renter’s responsibility. Here’s the basics of how sprinkler controls work as well as common troubleshooting. 

Sprinkler Controller Troubleshooting Guide

Most residential sprinkler systems use a similar controller setup, even if the buttons and screen look a little different. This guide explains the most common controller settings and basic troubleshooting steps you can try before submitting a maintenance request.

Understanding Your Sprinkler Controller

Current Time and Date

This sets the controller’s internal clock and calendar. The correct time and date are important because your watering schedule runs based on these settings.

If the controller loses power or is reset, check that the time and date are still correct.

Watering Start Times

Start times tell the sprinkler system when to begin a watering cycle.

In most systems, you only need one start time for each watering program. Once the program starts, the controller will automatically run each assigned sprinkler zone in sequence.

For example, if the start time is 5:00 AM, Zone 1 may run first, followed by Zone 2, Zone 3, and so on.

Important: Multiple start times can cause the entire watering cycle to run multiple times in the same day.

Watering Days

This setting controls which days the sprinkler system will run.

Depending on the controller, watering may be scheduled by:

• Specific days of the week
• Odd or even calendar days
• A set interval, such as every three days

Your HOA may dictate what days and times your sprinkler can run. Running sprinklers outside of this timeframe may result in underwatering due to inadequate water pressure.

Zone or Station Run Time

Your yard is divided into separate sprinkler areas, usually called zones or stations.

The run time determines how many minutes each zone waters before the controller moves to the next zone.

Different zones may have different run times depending on the type of sprinkler heads, sun exposure, landscaping, and soil conditions.

Programs

Many sprinkler controllers have programs labeled A, B, C, or similar.

Programs allow different parts of the landscape to operate on different schedules. For example, lawn sprinklers may be on one program while drip irrigation is on another.

Do not change programs unless you understand how the system is currently configured. In almost all cases only program A will run, and program B and C should be off.

Seasonal Adjustment or Watering Percentage

Seasonal adjustment changes all programmed watering times by a percentage without changing each individual zone.

For example:

A 10 minute zone at 100% runs for 10 minutes.

At 50%, it runs for approximately 5 minutes.

At 150%, it runs for approximately 15 minutes.

This is the setting you should be using most often. In the spring you may set it to 80%, summer 100% and the heat of the summer 120%, for example. 

Rain Delay or Rain Sensor

Rain delay temporarily stops scheduled watering for a set number of days.

Some properties may also have a rain sensor that automatically prevents watering during or after sufficient rainfall. Otherwise you likely don’t need to worry about setting a rain delay.

Manual Watering

Manual watering allows you to run one sprinkler zone, or sometimes the entire system, without changing the regular schedule.

This is useful for testing the sprinkler system.

Basic Sprinkler Troubleshooting

Sprinklers Are Not Running

First check the controller.

Confirm that:

• The controller has power.
• The current time and date are correct.
• The controller is set to Run or Auto.
• Watering days are programmed.
• One watering start time is programmed.
• Each zone has a run time greater than zero.
• Rain delay is not active.

If the controller appears normal, try manually starting one sprinkler zone.

If the zone runs manually, the problem is likely related to the watering schedule rather than the sprinkler equipment.

The Controller Has No Power

Check whether the display is blank.

Confirm that the controller is plugged in and that the outlet has power.

If the outlet is a GFCI outlet, check whether it needs to be reset.

You may also check the home’s electrical panel for a tripped breaker.

Do not remove electrical covers or attempt electrical repairs.

Sprinklers Run at the Wrong Time

Check the controller’s current time.

A power outage or controller reset may cause the clock to become incorrect.

Also check the watering start times. Make sure there are not multiple start times programmed unintentionally.

Remember that one start time starts the entire sequence of sprinkler zones. Each zone will NOT have its own start time.

Sprinklers Are Running More Than Once

Check for multiple programmed start times.

A common mistake is setting a separate start time for every sprinkler zone. Most controllers do not work this way.

If a program has start times of 5:00 AM, 6:00 AM, and 7:00 AM, the entire sprinkler program may run three separate times.

Only One Zone Is Not Working

Try running the affected zone manually from the controller.

If other zones operate normally but one zone does not, there may be an issue with:

• The sprinkler valve
• Wiring to the valve
• A damaged sprinkler line
• A clogged or damaged sprinkler head

Submit a maintenance request if the zone will not operate manually.

A Zone Will Not Turn Off

Turn the controller to Off.

If the sprinklers continue running even when the controller is off, there may be a stuck or damaged irrigation valve. If possible, turn off the irrigation water supply.

Submit a maintenance request.

One Sprinkler Head Is Not Working

Check whether nearby sprinkler heads in the same zone are operating.

If the rest of the zone works normally, the individual head may be:

• Clogged
• Broken
• Covered by grass or soil
• Damaged by landscaping equipment

Submit a maintenance request if the sprinkler head is damaged or will not spray properly.

A Sprinkler Head Is Spraying the Wrong Direction

Sprinkler heads can occasionally rotate or become misaligned.

If water is spraying onto a sidewalk, driveway, fence, or building instead of the landscaping, submit a maintenance request so the head can be adjusted.

Water Is Bubbling or Pooling Around a Sprinkler

Turn off the sprinkler zone.

Pooling water, unusually soft ground, or water bubbling from the soil may indicate a broken sprinkler line, fitting, or sprinkler head.

Avoid continuing to run the affected zone and submit a maintenance request.

Sprinklers Have Very Low Pressure

If the entire system has low pressure, check whether neighbors are experiencing low pressure.

If only one sprinkler zone has low pressure, there may be:

• A broken underground sprinkler line
• A partially closed valve
• A damaged sprinkler head
• Too many damaged or missing sprinkler heads on the zone

Submit a maintenance request if the problem continues.

The Controller Says the System Is Running, but No Water Comes Out

Try another sprinkler zone manually.

If no zones produce water, the irrigation water supply may be turned off.

If some zones work and others do not, the problem is likely isolated to a particular zone or valve.

Submit a maintenance request if the irrigation water appears to be on but the system will not operate.

Before Submitting a Maintenance Request

If possible, include the following information with your request:

• Which sprinkler zone is affected, if known
• Whether other zones are working
• Whether the zone works when started manually
• Whether there is visible leaking or pooling water
• A photo or short video showing the issue

If there is a significant sprinkler leak, turn the sprinkler controller to Off and shut off the irrigation water supply if you can safely identify it and are comfortable doing so.

Move In Day

It’s move in day! Our goal is to make it as seamless of a process for you as possible. We understand you have plenty going on when trying to move, so we do our best to keep things simple for you. Instead of trying to schedule a time to meet at the house, which can be hard when you’re juggling moving trucks and other schedules, we off anytime move in for our renters.

Keys

We will leave the keys in a lockbox at your home. The morning of your lease start date you will receive the lock box code via email. To open the lock box, move the dials to the appropriate code then push the black lever on the left down. This will open the lock box.

You’re welcome to take the lock box off during move in so it’s not in the way and leave it on the patio. This will also help avoid damage to the door frame. When your lock box is open, you’ll see a silver tab on the inside top right. Push that left, and it will release the mechanism that holds the lock box on the door knob. You can take it off and leave it on the patio for us to pick up.

Move in Condition Form

You will receive a completed move in condition form via zInsepctor on your move in day. You’ll have 3 days after move in to add any observations we may have missed and return the signed form.  You’ll use the zInspector app to do this, which is a simple system that allows you to add your own photos and comments. All tenants need to sign the form in order for it to be submitted. If it is incomplete (only some of the tenants on the lease have signed), it is not finalize and you’re accepting the property as described in the initial form.