Landscaping, Hardscape & Irrigation

What the work involves

• Design and plant/material selection
• Demo, grading and drainage
• Hardscape base and installation
• Irrigation lines, valves and controller
• Planting, mulch, lighting and cleanup

What should happen, step by step

Use this as a checklist while the job is underway. If a step is skipped, ask why.

1. Plan - Site plan, plant list, irrigation zones, 811 locate. Typical: 1-3 weeks
2. Demo & grade - Removal, grading and drainage. Typical: 1-5 days
3. Hardscape - Base, pavers/concrete, walls. Typical: Days to weeks
4. Irrigation - Lines, valves, backflow device, controller. Typical: 1-3 days
5. Planting & finish - Planting, gravel/mulch, lighting. Typical: 1-5 days
6. Programming & walk-through - Controller set by season; you're shown how to adjust it. Typical: Final day

Durations are typical planning ranges from Corky's field experience, not guarantees. Weather, inspections, material lead times and surprises behind walls change them.

How long it usually takes

Small yard projects can be a few days. Full-yard makeovers commonly take a few weeks, depending on hardscape, weather and materials.

Plan your dates with the Project Timeline Planner

General guidance only. Your contractor's written schedule is what counts.

Inspections to expect

• Backflow preventer installation/testing where required
• Retaining wall and lighting-circuit permits where required

Which inspections apply depends on your city or county. Ask your contractor to share each passed inspection result. Understanding permits & inspections

What drives the cost

• Hardscape area and material
• Base depth and drainage
• Irrigation zones and controller
• Plant size and quantity
• Access and haul-off
• Local water rules

See a ballpark range in the free calculator · Look up material prices

What a good bid includes

Check off each item on the bids you receive:

• Plan drawing
• Plant list with sizes
• Base depth for hardscape
• Irrigation zones, controller, backflow
• Drainage
• Haul-off
• Plant warranty terms

How to read a bid · Have one in hand? Second Look Review (from $25)

Payment schedule

Deposit, payment after hardscape, balance after planting and programming.

• Pay a modest deposit, then progress payments tied to finished, visible milestones (e.g., 'rough-in passed inspection'), never to dates alone.
• Keep payments at or behind the work completed - you should never have paid for much more than has been done and delivered.
• Hold the final payment until the final inspection is passed, the punch list is finished and you have lien waivers.
• Avoid cash. Pay by check or card so there is a record, and get a receipt for every payment.
• Deposit limits vary by state: California, for example, caps a home improvement down payment at 10% of the price or $1,000, whichever is less. Arizona has no single statewide percentage cap that we are aware of, so negotiate it and put it in the contract. Check your state's rules.

Payment schedules & lien waivers

Questions to ask before you sign

1. What base depth and compaction will you use?
2. How many irrigation zones and what controller?
3. Is backflow prevention included where required?
4. What's the plant warranty?
5. How will you handle drainage?
6. In caliche soil, how will you make sure tree holes drain?
7. Will you set a summer and winter watering schedule?

Get the answers in writing, in the contract. Always ask for the contractor's license number and proof of insurance, and check the license with your state or local licensing agency. How to hire a contractor · Quick question? Contractor's Desk ($5)

Warranty

Plant warranties are often short and require proper watering; get terms in writing.

Expect two kinds of warranty: the manufacturer's product warranty (shingles, windows, fixtures, equipment) and the contractor's workmanship warranty on the installation. Get both in writing with the length, what is covered and how to make a claim. Many product warranties require registration or installation per the manufacturer's instructions. In Arizona, a homeowner can file a workmanship complaint against a licensed contractor with the Registrar of Contractors within two years of the last work performed on a remodel or repair.

DIY vs. hire out

Some work legally requires a licensed contractor and a permit even on your own home. Check your state and city rules.

Permits to expect

Retaining walls, irrigation backflow devices, lighting circuits and some grading can require permits; many areas have watering rules. Permit rules are set by your city, county and state, so they vary a lot. Call or check the website of your local building department before work starts. When a permit is required, the licensed contractor usually pulls it in their own name.

General information, not legal advice. Requirements vary by location.

Sources

• Sprinkler Spruce-Up U.S. EPA WaterSense
• WaterSense Labeled Irrigation Controllers U.S. EPA WaterSense
• Irrigation Association IA
• National Association of Landscape Professionals NALP
• Managing Caliche in the Home Yard University of Arizona Cooperative Extension
• How To Avoid a Home Improvement Scam Federal Trade Commission
• Buyer's Remorse: The FTC's Cooling-Off Rule May Help Federal Trade Commission
• Before You Hire a Contractor Arizona Registrar of Contractors
• Contracting in Arizona? Here's What You Need to Know Arizona Registrar of Contractors
• What should I look for in a contract? California Contractors State License Board
• 2021 International Residential Code, Chapter 1 (R105 Permits) International Code Council

Check a contractor license: search your state's contractor licensing board, or find your state consumer protection office. External sites open in a new tab; Corky's MHS™ is not affiliated with them.