Do I need a sprinkler system for my rental?

Question

Hello All,

I am purchasing my very first rental.  I am excited and I am sure I will have more questions in the near future for you seasoned landlords.  The house that I am buying currently does not have a sprinkler system.  I live in Dallas, TX where the ground gets very dry in the Summer.  Should I install a sprinkler system or let it be?  If I do install, do I set it up on an automatic timer, assuming tenant wont mess with it?  Would tenant get mad that the water bill is higher due to the sprinkler system?  Should I disclose it in my lease that it is necessary for the upkeep of the property, etc?  Your insight would be greatly appreciated. Hollar.

P.S.  While I have your attention..how do I do the mention to someone in a post where it tags/highlights their name?  I try to do @......but it doesnt seem to work.  Please let me know so I can respond to people and they know I am responding to them.

Scott Beck · Answer

Congratulation @Tim Ball on purchasing your first rental. Have you considered installing soaker hoses instead of a sprinkler system? If used properly these will protect the foundation at a fraction of the cost of a sprinkler system and will use much less water.

Regarding the @.... (and copying @Marc M. ) try typing the '@' followed immediately by the person's first name. You should see choices appear below the "Post a Reply" box. Click on the correct person and the full citation should appear in your message.

Account Closed · Answer

@Tim Ball, as noted by the views posted above, there is no hard and fast, right or wrong.  Before investing in the cost though, know your tenant.  Many moons ago, while in transition between owning my primary residence, I rented a detached single family home for my children and me.  While I recognized it was someone else's house, it was my home and so I cared for it accordingly, which included the yard.  The owner of the house appreciated that and so he didn't bat an eye when I asked the property manager to ask him if he'd spring for professional lawn care (e.g., feeding, fertilizing, etc.).  Though I mowed and trimmed with diligence, I was embarrassed to have a weed filled lawn.  In turn, the owner was happy to invest and see a return on his investment.  It was a win-win for each of us.

Perhaps just see if the tenant you place has an interest in keeping up the yard without making a major capital investment in a sprinkler system.  A hose can accomplish the same result for a lot less.

Good luck!

Jerry W. · Answer

I require lawn maintenance in my leases.  Sprinkler systems are nice but I do not install them.  I have some houses with sprinkler systems and have found that the yards look nicer where they can just turn it on and let it do the watering.  I have evicted tenants for not watering the lawn.  Some of my rentals its no big deal if the lawn is in bad shape.  Where I have nice yards and nice neighbors on each side it is a big deal.  I don't want a neighborhood looking bad because of my house.

Jaimie Chen · Answer

I had my guy prep the yard (divert water AWAY from house) and installed the drip system just around the house. It was way cheaper than installed whole sprinkler system.

Tim Ball · Answer

Thank you all.  Good insight. I understand I probably can't count on my tenant for anything in regards to upkeep, but anyone from Texas knows you either have foundation issues, or you are going to have foundation issues.  I thought at least installing a drip line for the foundation would be helpful, but what do I know at this point?  I guess I won't install a sprinkler system and feel my tenant out/put it in the lease to upkeep yard, etc.  Thanks again for all the advice and insight.

John Arendsen · Answer

Best advice I could offer from personal experience is never TRUST or COUNT ON your tenant for any type of maintenance or upkeep. Unless you want to be responsible for watering your landscape or letting it die which not only diminishes the value of your property but impacts the neighborhood as a whole. My 3 cents worth adjusted for inflation.

Tanya F. · Answer

Do not water the lawn nor require tenants to do so. Plant a xeriscape. Use drought resistant grasses and other plants. Drought is a serious problem. Do a little research and you'll save a lot of money on water.  There are many options that look nice.

Dawn Brenengen · Answer

Real estate really is local!  In NC, we take every measure we can to divert water AWAY from foundations, not toward them!  ;)

Sarnen Steinbarth · Answer

+1 on the previous comments.  I would lean towards not going through the hassle of installing, personally.  So, if you're keeping track my vote is in that column.

Do I need a sprinkler system for my rental?

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