For commercial property managers in Denver, water costs are a growing concern. Colorado's semi-arid climate, increasing drought frequency, and rising water rates mean that irrigation efficiency isn't just an environmental issue — it's a financial one.
The good news: most commercial properties are significantly over-watering, which means there's real money to be saved without sacrificing landscape quality.
Start with an Irrigation Audit
Before making any changes, you need data. A comprehensive irrigation audit identifies broken heads, misaligned sprinklers, leaking valves, and controller programming issues. On a typical commercial property, an audit reveals 15-30% water waste from equipment issues alone.
The audit should also evaluate whether your watering schedule matches your landscape's actual needs. Many properties are running schedules set years ago that don't account for plant maturity, seasonal changes, or updated water restrictions.
Smart Controller Programming
Modern irrigation controllers can adjust watering based on weather data, soil moisture, and evapotranspiration rates. Upgrading from a basic timer to a smart controller can reduce water use by 20-40% with no change to your landscape.
For Denver properties, this means the controller automatically reduces watering during cool, wet periods and increases it during hot, dry stretches — without anyone manually adjusting the schedule.
Zone-Based Water Management
Not every area of your property needs the same amount of water. South-facing slopes, turf areas, and annual flower beds have very different needs than shaded perennial beds or native plantings. Proper zone design ensures each area gets exactly what it needs — no more, no less.
Turf Reduction and Xeriscape Conversion
Colorado offers rebates for turf-to-xeriscape conversions, and the long-term savings are significant. Replacing high-water-use turf with native grasses, drought-tolerant perennials, and mulched beds can reduce irrigation needs by 50-75% in converted areas.
This doesn't mean your property has to look like a desert. Well-designed xeriscape installations can be beautiful, low-maintenance, and aligned with Colorado's natural aesthetic.
Maintenance Practices That Save Water
Mowing height matters. Taller turf (3-3.5 inches) develops deeper roots and retains moisture better than closely cropped grass. Proper aeration improves water penetration. Mulching beds reduces evaporation. These are simple maintenance adjustments that compound into significant water savings.
Measuring Results
Track your water bills month-over-month and year-over-year. A good landscape partner should be able to show you measurable reductions in water consumption as optimization efforts take effect. If you can't measure it, you can't manage it.
Getting Started
The first step is understanding your current water usage and identifying the biggest opportunities for savings. An irrigation audit paired with a landscape assessment gives you a clear picture of where money is being wasted and what changes will deliver the best return.