Irrigation Services

At Brookstone Landscape & Design, we specialize in professional irrigation services — from smart sprinkler systems and custom water features to advanced stormwater management solutions — all designed to keep your landscape healthy, efficient, and sustainable year-round.

Home / Service / Irrigation Services

Irrigation Services

Homeowners in the Seattle area know the paradox of Pacific Northwest living: months of gray skies and steady rain give way to surprisingly dry summers when landscapes genuinely struggle. The lush greenery that defines neighborhoods from Bellevue to Burien doesn’t sustain itself through July and August—it requires thoughtful irrigation management that respects both the land and our region’s water resources.

Effective irrigation isn’t simply about delivering water to plants. It’s about understanding how much water different plant species actually need, when they need it, and how soil composition across our diverse terrain affects absorption and drainage. A property in the sandy soils of Issaquah behaves differently from one in the clay-heavy ground common throughout parts of Seattle.

Many irrigation systems operate far below their potential. Misaligned heads spray sidewalks and driveways. Outdated timers run during the heat of midday, when evaporation consumes much of the water before it reaches the root systems. Undetected leaks waste hundreds of gallons while owners assume everything functions as intended.

These inefficiencies carry real consequences. Overwatered lawns develop shallow root systems that paradoxically make them less drought-resistant. Excess runoff carries fertilizers and soil into storm drains, affecting the streams and waterways that make this region so remarkable. And utility bills climb steadily higher without delivering healthier landscapes in return.

Irrigation management begins with assessment—examining every head, valve, and line to understand how water actually moves through your property. This reveals opportunities that aren’t visible from the surface: zones that could be consolidated, heads that need repositioning, or timing adjustments that align watering schedules with the specific microclimates present in your yard.

Regular seasonal checks prove equally important. The irrigation approach that serves a landscape well in early spring requires adjustment as summer temperatures rise and daylight hours shift. Plants entering dormancy in the fall need far less water than those in active growth. A system that adapts to these rhythms promotes stronger, more resilient plant material while eliminating unnecessary water use.

Water consciousness matters in our climate. Despite our reputation for rain, summer water demand strains regional supplies, and conservation efforts benefit the entire community. Well-managed irrigation represents responsible stewardship—ensuring landscapes receive precisely what they need to thrive without contributing to the overuse that affects everyone.

This approach serves both environmental and practical interests. Healthier plants resist disease and pest pressure more effectively. Proper watering depth encourages deep root development, helping landscapes withstand occasional dry spells. And eliminating waste translates directly to lower monthly water costs.

For properties throughout the Seattle area, irrigation management transforms a basic utility into a tool for genuine landscape health.

Smart controller technology
Weather-based irrigation systems that automatically adjust watering schedules based on real-time conditions, ideal for the Pacific Northwest’s variable climate
Comprehensive zone inspections
Thorough evaluation of each irrigation zone for optimal coverage and efficiency
Leak detection & diagnostics
Advanced testing to identify hidden leaks and pressure issues before they impact water bills or damage landscape plantings
Water conservation audits
Detailed analysis to reduce water usage by up to 30% while maintaining landscape health throughout the dry summer months
Retrofit & upgrade services
Convert outdated systems to water-efficient components that may qualify for local utility rebates
Head-to-head coverage optimization
Precise sprinkler head adjustment for uniform water distribution and elimination of dry spots or overspray
Seasonal schedule adjustments
Proactive programming changes aligned with the Pacific Northwest’s distinct wet and dry seasons
Soil moisture analysis Scientific assessment to prevent overwatering and drought stress based on your property’s unique soil composition
Washington State-Licensed Technicians
Certified irrigation contractors with horticultural expertise specific to Snohomish, King, and Pierce County landscapes
Preventive Maintenance Programs
Scheduled inspections to identify worn components, clogged nozzles, and alignment issues before they become costly problems
Winterization and Spring Startup

Smart irrigation

Smart irrigation employs advanced technology to optimize water efficiency through automated controllers, weather-based adjustments, soil moisture monitoring, and flow sensors—providing precise, data-driven water management for healthier landscapes and reduced waste.

Irrigation Services - Greenscapes - Serving Southwest Florida

IrRIGATION SYSTEM

Commercial irrigation systems are tailored to the specific needs of landscape elements, such as plant beds and water features. Using technologies like drip irrigation, precision sprinklers, and smart controllers, these systems efficiently deliver water where it’s needed. Advanced strategies, including zoning, rainwater harvesting, and centralized controls, maximize efficiency and keep landscapes vibrant and sustainable.

Precise data analysis

Water management services improve water usage through advanced system design and smart technology. Our team conducts water audits, creates customized irrigation schedules, upgrades systems for optimal performance, and ensures compliance with local regulations. This leads to healthier landscapes, lower utility costs, and a significant reduction in water waste, while supporting long-term environmental sustainability.

Most Popular Questions

When should irrigation systems run given the Pacific Northwest’s rainy reputation?

The Pacific Northwest’s climate creates a common misconception that irrigation is unnecessary or only needed occasionally. In reality, our region experiences distinct dry periods from mid-June through September when rainfall drops dramatically—Seattle averages less than an inch of rain in July and August combined. During these months, established landscapes typically require supplemental irrigation two to three times per week, while newly installed plantings may need water daily until root systems develop.

The timing of irrigation cycles matters as much as frequency. Early morning watering between 4:00 AM and 8:00 AM allows moisture to penetrate soil before daytime evaporation begins and gives foliage time to dry, reducing fungal disease pressure. Evening watering should generally be avoided in our climate because the combination of cool overnight temperatures and wet leaves creates ideal conditions for the powdery mildew and root rot that plague Pacific Northwest gardens.

Spring and fall require careful attention as weather patterns shift. A system running on a summer schedule into October wastes water and promotes the moss and fungal issues common to our region, while shutting down too early in September can stress plants entering dormancy.

How do smart irrigation controllers benefit properties in the Seattle area specifically?

Smart controllers deliver particular advantages in area because our weather patterns change rapidly and unpredictably. Traditional timer-based systems operate on fixed schedules regardless of conditions—running their programmed cycles even when afternoon rain is falling or morning fog has saturated the landscape. Smart controllers integrate real-time weather data, automatically skipping cycles when natural precipitation meets plant needs and increasing frequency during unexpected heat waves.

Beyond weather response, these systems account for evapotranspiration rates—the combined water loss from soil evaporation and plant transpiration that varies with temperature, humidity, and wind. A smart controller recognizes that a 75-degree day with low humidity demands more irrigation than a 75-degree day with the marine layer common to Puget Sound mornings.

For property owners, the practical benefits include water savings of 20-50% compared to conventional controllers, elimination of the guesswork involved in seasonal schedule adjustments, and protection against the overwatering that promotes shallow root development and disease. Many smart controllers also provide mobile app integration, allowing remote monitoring and adjustment—valuable for property managers overseeing multiple sites or homeowners who travel during summer months.

What are the signs that an irrigation system needs professional attention?

Several indicators suggest an irrigation system requires evaluation, though some problems remain invisible until a trained technician inspects the components. Visible warning signs include brown patches or stressed areas within otherwise healthy turf, water pooling on hardscapes or flowing into streets, sprinkler heads that fail to pop up fully or retract properly, and misting or fogging from heads that should produce defined streams.

Subtle indicators often prove more significant. A gradual increase in water bills without corresponding changes in usage patterns frequently points to underground leaks—a single hairline crack in a lateral line can waste thousands of gallons monthly while showing no surface evidence. Uneven growth patterns across a lawn may indicate pressure problems causing some zones to underperform. Areas of unusually lush growth sometimes reveal leaks that are feeding specific sections excessive moisture.

System age matters as well. Irrigation components installed more than 10-15 years ago likely use outdated technology that delivers water less efficiently than modern alternatives. Older systems also develop accumulated wear—valves that don’t seal completely, heads with worn nozzles that distort spray patterns, and controllers with failing electronics that skip zones or run erratically.

Annual professional inspections catch developing issues before they escalate into landscape damage or significant water waste.

Why does soil type matter for irrigation management in the Seattle area?

Our area geology creates remarkably diverse soil conditions within short distances, and these variations directly affect how irrigation systems should be programmed and maintained. The region includes areas of glacial till—compacted, often clay-heavy soils that drain slowly and resist water penetration—alongside sandy loam deposits that drain rapidly and require more frequent, shorter irrigation cycles.

Clay soils common in parts of Snohomish, King, and Pierce counties absorb water slowly. Running irrigation for extended periods on these soils causes runoff long before moisture reaches root zones. The solution involves cycle-and-soak programming: shorter run times repeated with intervals that allow water to percolate downward before the next cycle begins. Without this adjustment, water flows off the surface while plants remain stressed from inadequate deep watering.

Sandy soils prevalent in areas near rivers and in portions of the Eastside present the opposite challenge. Water moves through quickly, requiring more frequent irrigation to maintain consistent moisture. These soils also benefit from organic amendments that improve water retention over time.

Professional irrigation management accounts for these variations by zone, recognizing that a single property might include multiple soil types requiring different watering approaches. Soil moisture sensors provide real-time data that removes guesswork from this equation, triggering irrigation only when conditions at root depth actually warrant it.

How should irrigation systems be prepared for winter in the Pacific Northwest?

Winterization protects irrigation infrastructure from freeze damage that can rupture pipes, crack valve bodies, and destroy backflow prevention assemblies. While King County’s winters are milder than much of the country, temperatures regularly drop below freezing between November and February, and occasional Arctic outflows bring extended periods of hard frost that can devastate unprotected systems.

Proper winterization involves more than simply shutting off the water supply. Residual water trapped in pipes, valves, and backflow preventers expands when frozen, cracking components from the inside. Professional winterization uses compressed air to blow remaining water from all lines and components—a process requiring specific pressure levels that clear the system without damaging it. Too little pressure leaves water behind; too much can harm components.

The timing of winterization in our region typically falls between late October and mid-November, before the first significant freeze but after landscapes no longer require supplemental irrigation. Spring reactivation requires equally careful attention: pressurizing the system gradually, checking for damage that may have occurred despite winterization, and confirming all heads and valves function properly before beginning the irrigation season.

Backflow prevention devices deserve particular attention during both processes. These assemblies—required by code to protect municipal water supplies—contain components vulnerable to freeze damage and should be tested annually after reactivation to confirm they meet regulatory requirements.

What water savings can property owners realistically expect from irrigation system upgrades?

Water reduction from irrigation improvements varies based on the current system’s condition and the upgrades implemented, but properly executed improvements consistently deliver measurable savings. Converting from a conventional timer to a smart controller typically reduces water usage by 20-30% without any changes to the physical system, simply through weather-responsive scheduling and elimination of unnecessary cycles.

Upgrading sprinkler heads compounds these savings. Modern rotary nozzles apply water at rates soil can absorb—around 0.5 inches per hour compared to 1.5-2 inches from conventional spray heads. This slower application eliminates runoff on slopes and clay soils while delivering water more uniformly across coverage areas. Properties switching to high-efficiency nozzles often see additional savings of 20-30% beyond controller upgrades.

Addressing system deficiencies amplifies results further. Repairing leaks, correcting head spacing for proper overlap, adjusting pressure to manufacturer specifications, and eliminating overspray onto hardscapes all contribute to efficiency. A comprehensive audit and retrofit of an aging system can reduce water consumption by 40-50% while actually improving landscape health through more appropriate watering.

For property owners, these savings translate directly to lower utility bills during summer months when irrigation accounts for the majority of water usage. Many local utilities offer rebates for smart controllers and high-efficiency components, improving the return on upgrade investments.

How often should commercial properties schedule professional irrigation inspections?

Commercial properties benefit from more frequent irrigation monitoring than residential sites due to their scale, visibility, and the consequences of system failures. A malfunctioning zone on a commercial property can damage thousands of square feet of landscape, create liability hazards from water on walkways, and project a negative image to customers and tenants. Most commercial facilities should schedule formal inspections quarterly, with monthly walk-throughs during the irrigation season.

Spring inspections focus on system reactivation after winterization, testing all zones, checking for freeze damage, and programming controllers for early-season conditions. Summer inspections verify the system performs correctly under peak demand, identifying heads affected by landscape growth, pressure issues that emerge under heavy use, and programming adjustments needed as temperatures rise.

Fall inspections prepare systems for reduced schedules and eventual winterization while noting any repairs needed before shutdown. Winter inspections confirm winterization held and identify freeze damage requiring spring attention.

Beyond scheduled inspections, commercial properties benefit from monitoring technology that provides real-time alerts when flow rates indicate leaks or zone failures. These systems detect problems within hours rather than days or weeks, dramatically reducing water waste and landscape damage.

Preventive maintenance programs that bundle inspections with routine service—cleaning filters, adjusting heads, replacing worn nozzles—prove more cost-effective than reactive repairs while maintaining the consistent landscape appearance commercial properties require.

Areas of Expertise

Residential

HOAs, Master Planned Communities, Condominiums

Office

Commercial offices, Corporate Campuses, Industrial Facilities, Creative Office Spaces

Medical

Hospitals, Medical Centers, Rehabilitation, MOBs, Acute Care Centers

Education

Colleges, Universities, K-12 Schools

Recreation

Parks and Civic Spaces, Golf Courses, Museums, Theme Parks Complexes and Fields

Retail

Retail and Lifestyle Centers, Shopping Malls, Mixed Use Developments

Hospitality

Hotels, Destination Resorts, Country Clubs, Theme Parks

religion

Places of Worship, Cemeteries

Areas of Service

The areas highlighted in dark green represent the primary service regions for Brookstone Landscape & Design. Our experienced team has the expertise and resources to manage commercial properties, homeowner associations, condominiums, and retail or mixed-use projects throughout the Seattle metroplex.

Irrigation Services