Introduction
Irrigation systems are a golf course’s lifeline, especially in drought periods like the one currently being experienced in the Southeastern US. While attending the recent Golf Course Superintendents Association of America (GCSAA) last month in Orlando, I had the opportunity to meet Rain Bird’s Bill Hickey and learn more about irrigation systems. With numerous golf course renovation projects (along with some new construction) underway and many facilities having aging systems, I wanted to learn how our clients can know when to replace their systems and how to make their irrigation more cost-effective.
A Basic Primer
The American Society of Golf Course Architects (ASGCA) , offers a number of publications on water and irrigation, including their Golf Course Life Cycle schedule. The first question I asked Hickey was how we, as appraiser/consultants, can quickly understand what approximate cost is involved in replacing a system in today’s environment. He said that, including irrigation heads, ICM, swing joints, and labor, one can budget roughly $2,500 per head. Thus, a course with 1,000 heads can expect a cost of $2.5 million +/- for system replacement. Of course that can vary based on how modern the existing system is, whether it’s satellite based or not since the satellite systems use 3 to 5 times as much wire, which Hickey estimates can cost $300,000+/- more.
Hickey says that in most cases, the following elements are required in a full system replacement project:
- Pumps
- Computer Controller
- Wiring
- Swing Joints
- Irrigation Heads
In some cases, these elements can be modified and reused, saving on cost.
Hickey maintains that cost savings typically depend on the golf course and irrigation system designs, and that the project architect’s input is necessary to determine them. There are numerous “factors and variables.” When I asked how a course can “value-engineer” their system, he said, “Keep it simple.” He suggested looping the main water lines together and around the greens, and adding valves to stop leaks and breaks in the pipes. Labor was identified as the most costly item in an irrigation project.
Since the ASGCA estimates a useful life of 10 to 30 years for irrigation systems, I asked how long Rain Bird’s systems are designed to last. Hickey indicated that heads should last 20+ years, HDPE pipe at 50+/- years and PVC pipe at 20 years. He said that while older systems with PVC pipes are effective, connections are failing due to stress and that 90% of failures occur at thrust blocks and elbows due to flow dynamics.
When I asked about how a club can extend the life of an irrigation system, Hickey said: “Lower PSI at the pump station. Instead of 120 PSI, drop to 90/100 PSI to reduce stress points and prolong lifespan. Most heads run at 70/80 PSI, so you will need a minimum of 90 PSI for the head to operate correctly. Pressure differential is needed to operate the foot valve in most heads.”
Since we’ve experienced wide variances in cost estimates on the projects we’ve observed, I asked for Hickey’s thoughts on irrigation design variables. He responded: “Design by an architect to match the quality of play that you want. Single-row heads work well in northern areas due to limited heat impact; multiple-row heads work best for full turf coverage. Cost and playing conditions require different factors and materials.”
Given the typical life of an irrigation system and the substantial cost of replacement, all golf courses and clubs should budget for eventual replacement. The impact on value can vary. Several buyers have indicated to me that how they treat older irrigation systems often depends on whether it’s a buyer’s or seller’s market. Regardless of market conditions, it’s an element of golf property value that has to be considered and any system’s capabilities must be realistically evaluated. Modern systems, while costly, do have a positive impact on water usage and cost. They are more precise and can often help provide better playing conditions. All of these elements contribute to a property’s ultimate value so it’s wise to understand your irrigation system and to ensure that it’s operationally functional for the long haul.
