What happens if you find something expensive?

You get it in writing with photos, a plain-language explanation of the cause, and line-item options priced separately. Nothing proceeds without your approval, and Full Season member savings apply to the repair.

Do visits get scheduled, or do I have to call?

We schedule them. Visits are booked against the seasonal windows and confirmed with you ahead of time. Storm-triggered grade walks on Full Season are initiated by us after a significant rain event.

Can one plan cover multiple properties?

Multiple addresses can sit on one agreement with one point of contact, but each property is priced on its own systems. Portfolios, HOA common areas and commercial campuses are quoted as a program.

Sunday Maintenance | Property Systems Membership

Q: Does the 20% member savings apply to everything?

It applies to repair work on the systems your plan covers. It does not apply to full system installations, new drainage systems, complete fence replacements, or third-party costs such as permits and municipal fees.

01

The case for a schedule

North Texas fails on a calendar.

The failures we get called about are not random. They arrive in a pattern set by freeze events, clay movement, storm intensity and eight weeks of heat. A schedule exists because the calendar is predictable even when the property is not.

The North Texas failure calendar

Inspection timing is set against the risk it is intended to catch, not against a convenient route. A March visit exists to find freeze damage before the first hot week; a November visit exists to make the January freeze a non-event.

MAR

Spring startup, after the freeze has already done its work

Cracked backflow assemblies, split poly, weeping valves and fractured heads usually happen in January and are not visible until the system is pressurized in spring. Charging the system slowly with someone watching it is the only reliable way to find them. Turning it on in May and hoping means the first symptom is a water bill.

MAY

Early summer coverage drift

Nothing breaks. Things move. Mower wheels rotate spray bodies, turf grows over arcs, a nozzle wears and throws short, a rotor stops rotating. The lawn still looks acceptable in May, which is exactly why the drift goes uncorrected until it shows up as a dry stripe in July.

JUL

Peak pressure demand and heat stress

Municipal pressure sags when a whole neighborhood is irrigating on the same early-morning window. Zones that were marginal in April go under-pressured in July, and marginal coverage becomes visible failure within two weeks. This is the month when a mid-summer visit stops a repair from becoming turf replacement.

SEP

Fall drainage load and grade check

Basins and inlets that were clear in June collect a season of leaf litter, silt and mulch wash. An inlet that is eighty percent blocked performs like no inlet at all during the first heavy autumn rain. Fall is also when a summer of clay shrinkage shows up as separation along walls, walks and the fence line.

NOV

Shutdown and freeze preparation

Backflow assemblies, exposed piping and above-grade components are the parts that break in a hard freeze, and they break because they still hold water. Draining and insulating the vulnerable components in November is a short visit. Repairing a burst assembly in February is not.

ANY

Post-storm drainage and grade walk

The useful time to look at drainage is while it is still working or failing. After a significant rain event we walk outfalls, low corners, slope faces and any area where silt has moved, because standing water tells you where the grade actually is rather than where the plan said it was. Full Season includes this walk.

02

Two levels

Choose by how many systems you have, not by how much you want to spend.

If the property is irrigation only, two visits a year covers the seasonal rhythm honestly. If it has drainage, a slope, or a fence line doing structural work, four visits is the version that actually watches the property.

Irrigation focused

Just Enough

The essential seasonal rhythm for a property whose main system is irrigation. Two visits, timed to the two moments that decide the year: startup and shutdown.

$249 Starting at, per year

Seasonal visits

Two scheduled inspections, booked by us and confirmed with you.

2 seasonal system inspections per year
Spring startup with slow pressurization and leak watch
Fall shutdown with freeze preparation of exposed components

Irrigation inspection

Every zone run and watched, not sampled from the controller.

Zone-by-zone coverage check on foot
Head alignment, arc reset and nozzle adjustment
Static and operating pressure read at the source
Valve box condition and visible seepage check
Backflow assembly visual condition check

Controls and documentation

The schedule leaves set for the season ahead, and in writing.

Controller schedule programmed for the coming season
Rain and freeze sensor function test
Written condition report with photos after every visit
Priority scheduling ahead of non-members

Enroll in Just Enough

Whole property

Full Season

Every system on the property, watched all year. Irrigation, drainage, grade and fence line inspected on a schedule, with member pricing when something does need work and a response window that does not put you behind new construction.

$589 Starting at, per year

Seasonal visits

Four scheduled inspections, spaced against the failure calendar.

4 seasonal inspections across all five systems
Everything included in Just Enough
Mid-summer visit during peak heat and pressure demand
Grade and erosion walk after significant rain events

Water leaving the property

Drainage is inspected as a route, from inlet to outfall.

Catch basin and inlet clearing
Outfall and daylight discharge check for blockage and silt
Downspout tie-in and surface flow inspection
Slope face, silt movement and erosion control condition

Structure and enclosure

Fencing is a structural system in expansive clay, so we treat it like one.

Post plumb, rail and picket condition survey
Gate hardware, alignment and latch adjustment
Stain and moisture-exposure assessment

Membership terms

What membership changes when work is actually needed.

20% member savings on repairs
Same-week response window
Winterization and freeze protection of vulnerable components
Annual property systems summary at year end

Enroll in Full Season

Plan comparison. Final pricing depends on system size, zone count and property acreage.

What’s included	Just Enough	Full Season
Seasonal inspections per year	2	4
Zone-by-zone coverage check on foot	Included	Included
Pressure read at the source	Included	Included
Head alignment and nozzle adjustment	Included	Included
Controller programming by season	Included	Included
Rain and freeze sensor test	Included	Included
Backflow assembly condition check	Included	Included
Written condition report with photos	Included	Included
Mid-summer peak-heat visit	Not included	Included
Catch basin and inlet clearing	Not included	Included
Outfall and discharge inspection	Not included	Included
Grade and erosion walk after storms	Not included	Included
Fence post, rail and gate hardware check	Not included	Included
Winterization and freeze protection	Not included	Included
Annual property systems summary	Not included	Included
Member savings on repairs	—	20%
Response window	Priority	Same week
Multiple properties on one agreement	By request	By request
Starting price	$249/year	$589/year

03

Scope of work

What an inspection actually covers.

A useful inspection is a test, not a look. Every zone runs while someone stands in it. Pressure gets a gauge on it. Basins get opened. The report reflects what was measured, not what appeared fine from the street.

01

Irrigation

The zone is the unit of measurement, because a system does not fail evenly — it fails one zone at a time.

02

Drainage

Inspected as a route from where water enters to where it is legally released. A clean basin over a blocked line is worse than no basin.

03

Grade & erosion

Clay moves seasonally, so the grade that worked at install is a claim that has to be re-checked, especially after storms.

04

Fencing

A fence in expansive soil is a structure under load. Post movement is measurable long before a panel visibly leans.

Irrigation, zone by zone

Every zone is run for long enough to watch it operate. That is how a rotor that no longer rotates, a head throwing into a wall, or a lateral losing pressure gets found. Controller-side diagnostics do not show any of it.

Zone runEvery zone, on foot
PressureStatic and operating at source
Head arcsReset to hardscape edges
AlignmentPlumb and grade height
NozzlesWear and matched precipitation
ControllerReprogrammed for the season
SensorsRain and freeze function test
BackflowCondition and insulation
ValvesBox condition, seepage, wiring

Irrigation controller open at the panel during a seasonal programming and diagnostic check

Seasonal controller programming

Open drainage trench with perforated pipe bedded in gravel before backfill

Inlet to outfall, checked as one route

Drainage, grade and erosion

Drainage is checked in the order water travels. Inlets and basins are opened and cleared, the line is checked for flow, and the outfall is confirmed to be discharging rather than silted shut. After heavy rain, a standing-water walk tells us where the surface actually falls.

01

Basins, inlets and grates

Opened, cleared of silt and leaf pack, grates checked for seating and damage.

02

Outfall and discharge

Confirmed open and daylighting correctly, with no back-siltation or crushed termination.

03

Standing-water walk

A post-rain walk of the low points, patio edges and structure perimeter while the evidence is still there.

04

Slope and silt movement

Slope faces checked for rilling, silt deposits and undermining at the toe; erosion control condition documented.

Fence line as a structural system

In expansive clay, posts are the whole conversation. Summer shrinkage opens the soil around a post, winter moisture swells it closed, and a post that was plumb at install is out of plumb two seasons later. Catching movement early is a hardware adjustment. Catching it late is a rebuild.

PostsPlumb, movement, base condition
RailsFastening, sag, rot at contact
PicketsCupping, splitting, ground contact
GatesSwing, latch, hinge load
HardwareCorrosion and fastener backout
FinishStain wear and sun exposure

Long cedar privacy fence run along a residential property line

Post plumb and gate hardware survey

04

The deliverable

What you get in writing.

Every visit ends in a condition report sorted into three states. Nothing is described as urgent unless it is, and nothing is quietly left out because it would be inconvenient to mention.

01

What is fine

Named explicitly, system by system. Knowing a zone tested within spec is worth as much as knowing one did not, and it gives next season a baseline.

02

What is drifting

Conditions that are not failures yet: a nozzle wearing, a basin filling, a post showing early movement. Noted with the season we expect it to matter.

03

What needs action

Photographed, described in plain language, and priced as line items you can accept or decline individually. No bundled totals.

The annual property systems summary

Full Season members get a year-end document that reads the property across all four visits rather than one afternoon. It records what was corrected, what is being watched, how the system performed through the summer and the freeze, and where we expect the next investment to be needed. If a repair is going to be repeated indefinitely, the summary says so and recommends the rebuild instead.

It is also the document that matters when a property changes hands or a manager changes. The system stops living in one person’s memory.

CadenceAfter the final visit of the year
ContentsAll four visits, consolidated
FormatWritten, with photo record
IncludesWatch list and expected work
PlanFull Season only

Open valve box showing a manifold, wiring and solenoids during a documented inspection

Documented, not described

05

Honest boundaries

What a plan does not include.

A membership that claims to cover everything covers nothing in particular. Sunday Maintenance is inspection, adjustment and documentation of property systems. Here is where it stops.

—

Lawn care

No mowing, edging, fertilization, weed control, aeration or seeding. We inspect the systems that keep turf alive; we are not a lawn service.

—

Tree and bed work

No pruning, tree removal, stump work, mulch installation or planting. If roots are the cause of a drainage or line failure, we document it and coordinate scope.

—

Major replacement

Component replacement, line repair, basin installation, regrading, fence rebuilds and system expansion are quoted as projects — at member pricing on Full Season.

—

Certified backflow testing

We check assembly condition and freeze protection at every visit. Municipality-required certified testing and filing is separate licensed work, quoted when your city requires it.

—

Pools, lighting and hardscape

Pool equipment, low-voltage lighting, retaining wall construction and paving are outside scope. Where they interact with drainage, that interaction is documented.

—

Storm damage restoration

Cleanup after a severe event is project work. Membership determines how quickly we get there and what the repair costs, not whether it is free.

Sometimes the answer is smaller than what you asked for. If a property has one zone and no drainage infrastructure, we will tell you a plan is not worth the money and to call us when something changes.

Aerial view of a commercial campus with turf areas, parking and drainage corridors

Sunday Commercial

Commercial · Property managers · HOA

Portfolios are quoted, not priced off a page.

Multi-property work runs on documented scopes and repeatable schedules: the same inspection checklist at every address, service windows that respect tenants and residents, one point of contact across the portfolio, and reporting formatted so a board or an owner can read it without translation.

Because acreage, zone counts, controller counts and drainage infrastructure vary enormously between a twelve-home HOA common area and a corporate campus, there is no honest published price. We walk the portfolio, document what is actually there, and quote the program.

ScopeDocumented per address
ScheduleFixed service windows
ReportingPer property and portfolio roll-up
ContactOne account lead
PricingQuoted per portfolio

Start a portfolio conversation See a commercial program

06

Questions

Before you enroll.

It is worth it if you would rather find a failing valve in March than during the first week of August. Two things drive the value: scheduled inspection catches drift before it becomes damage, and on Full Season the 20% member savings offsets a meaningful share of the annual cost the first time a repair is needed. If your property is a single small zone with no drainage infrastructure, we will tell you a plan is not worth it.

Then the visit is still doing its job. You get a written record that every zone tested within spec, the schedule reset for the season ahead, basins cleared, and a baseline to compare against next time. Most visits are a mix: a few adjustments, one or two items on the watch list, nothing urgent. A quiet report is the product working, not the product failing.

Yes. Membership runs annually and you can decline renewal. If you cancel partway through a term, we settle up against the visits already performed rather than holding you to the remainder. There is no cancellation penalty and no automatic multi-year commitment.

Yes, and most enrolled properties are exactly that. The first visit takes longer because we document what is actually in the ground: zone count, head and nozzle types, controller model, valve locations, drainage routing where it can be traced. If we find something we would not have built, we tell you whether it is worth keeping. We do not require a rebuild as a condition of membership.

You get it in writing with photos, a plain-language explanation of the cause, and line-item options priced separately — typically a minimum repair, a proper correction, and where relevant a rebuild that ends the recurring cost. Nothing proceeds without your approval. Full Season member savings apply to the repair. If something is safe to defer, we say which season it can wait until.

We schedule them. Visits are booked against the seasonal windows and confirmed with you ahead of time, so the March startup does not depend on you remembering in March. You do not need to be home for a routine inspection, though most members prefer to be there for the first one. Storm-triggered grade walks on Full Season are initiated by us after a significant rain event.

It applies to repair work on the systems your plan covers — irrigation components, drainage corrections, erosion repairs and fence repairs. It does not apply to full system installations, new drainage systems, complete fence replacements, or third-party costs such as permits and municipal fees. The exclusions are stated on the membership agreement rather than discovered on the invoice.

Multiple addresses can sit on one agreement with one point of contact, but each property is priced on its own systems — acreage, zone count and drainage infrastructure differ too much to average. For portfolios, HOA common areas and commercial campuses we quote a program with documented scopes and fixed service windows. Start with a conversation rather than a plan selection.

Enrollment

Enroll a property.

Tell us the address and which plan you are leaning toward. Enrollment starts with a first inspection, which is also where the property gets documented — zone count, controller, drainage routing, fence condition. If that visit shows the property needs the other plan, we say so before anything renews.

Step 01Submit the property
Step 02Plan confirmed and priced
Step 03First inspection scheduled
Step 04Written condition report
Step 05Remaining visits calendared

Prefer to talk it through first? Call (817) 320-0028 or email hello@sundayirrigators.com.

Enroll in Sunday Maintenance

We confirm plan fit and pricing before the first visit is scheduled.

First name

Last name

Email

Phone

Property address or ZIP

Service needed

Plan you are considering

What systems are on the property?

No obligation. A Sunday specialist confirms plan fit and pricing before any visit is scheduled.

Managing several properties? Ask about Sunday Commercial

Enrollment request received.

A Sunday specialist will confirm the plan that fits the property, price it against zone count and acreage, and schedule the first inspection. If it is urgent, call (817) 320-0028.