State-by-State Irrigation Water Restrictions Guide for Commercial Properties (2026)

Why Commercial Properties Face Different Rules

Residential watering restrictions get the headlines, but commercial properties typically operate under a separate — and often stricter — set of regulations. The reason is straightforward: a single golf course or commercial campus can consume as much water as hundreds of homes, so regulators treat these accounts differently.

Commercial irrigation users commonly face requirements that residential users do not:

• Water budgets: An allocation based on irrigated area, plant type, and local ET, with penalties for exceeding it
• Dedicated meters: A separate irrigation meter so the water supplier can track outdoor use independently
• Reporting requirements: Monthly or quarterly water-use reports submitted to the utility or water district
• Conservation plans: A written plan on file describing the irrigation system, maintenance schedule, and water-reduction targets
• Higher penalty tiers: Fines that escalate faster and hit harder than residential violations

Non-compliance costs extend beyond fines. Repeated violations can result in flow restrictors installed on your service line, mandatory irrigation audits at your expense, or public notice, which carries reputational risk for golf clubs and HOA-managed properties. In severe drought conditions, some districts have the authority to shut off service entirely.

The following state-by-state guide covers the major frameworks. Regulations change frequently. Always verify current rules with your local water supplier or water management district before making compliance decisions.

California

California has the most layered irrigation regulatory framework in the country. The foundation is the Model Water Efficient Landscape Ordinance (MWELO), which requires water budgets for all new and renovated landscapes over 500 square feet. Under MWELO, every qualifying project must calculate a Maximum Applied Water Allowance (MAWA) based on the site's reference evapotranspiration, irrigated area, and a plant factor determined by species selection.

In practice, MAWA means your irrigation system has a hard ceiling on annual water use that's tied to the actual ET demand of the plants you've installed. Exceed it, and you're out of compliance, even if no drought restrictions are in effect.

On top of MWELO, California adopted permanent conservation regulations in July 2024 that apply year-round regardless of drought status. These prohibit wasteful practices like watering within 48 hours of measurable rainfall and irrigating in a manner that causes runoff.

Separately, AB 1572 bans irrigating non-functional turf with potable water, but this is being phased in: state and local government properties must comply by January 1, 2027; commercial, industrial, and institutional properties by January 1, 2028; and HOA common areas by January 1, 2029. This ban is not yet fully enforced. Commercial properties should be planning for the 2028 deadline now.

The complexity deepens at the local level. Individual water suppliers set their own rules on top of the state framework:

• LADWP (Los Angeles) generally limits outdoor watering to two days per week, with assigned days based on address
• EBMUD (East Bay) has implemented tiered water budgets for commercial accounts with surcharges for exceeding allocations
• SDCWA (San Diego County) member agencies vary, but many limit watering to three days per week and prohibit irrigation between 10am and 6pm

One important exception: recycled water users are generally exempt from day-of-week and time-of-day restrictions, since they're not drawing from the potable supply. If your property has access to recycled water for irrigation, this can be a significant compliance advantage.

Florida

Florida's irrigation rules are managed by five Water Management Districts (WMDs), each with its own regulations. The most common baseline is a year-round two-day-per-week watering schedule, with assigned days typically based on address (odd/even) or day of the week.

The state updated its landscape irrigation rule in 2024-2025 to better accommodate technology-based approaches. Under the current framework, the default schedule restricts irrigation to two designated days per week, generally before 10am or after 4pm. However — and this is the important part for commercial operators — Florida explicitly provides exemptions for smart irrigation technology.

Properties using soil moisture sensors, ET-based controllers, or other approved smart irrigation technology can qualify for variances from the day-of-week schedule. The logic is straightforward: if your system only waters when the soil actually needs it, a fixed schedule is unnecessary and potentially counterproductive. Several WMDs now grant these variances through a simple application process.

The Southwest Florida Water Management District (SWFWMD) tends to be the strictest, particularly during dry seasons when additional restrictions can be imposed with short notice. Commercial properties in the Tampa Bay and Sarasota areas should monitor SWFWMD advisories closely.

Golf courses in Florida often operate under consumptive water use permits (CUPs) from the Water Management Districts, which are separate from the landscape irrigation rules. These permits typically allow more flexibility but come with their own reporting and allocation requirements through the WMD permitting process.

Texas

Texas has no statewide mandatory irrigation restrictions. Water regulation is handled at the local level, which means rules vary dramatically from city to city. The Texas Commission on Environmental Quality (TCEQ) oversees water rights, but day-to-day watering restrictions come from municipalities and water utilities.

The major cities each run their own restriction systems:

San Antonio (SAWS) operates one of the most detailed staged restriction systems in the country. SAWS uses a four-stage system tied to Edwards Aquifer levels. (The Edwards Aquifer Authority has a separate Stage 5 for its own permit holders, but that applies to the EAA, not SAWS customers.) Stage 1 allows once-per-week watering on a designated day. Stage 2 remains once per week, with surcharges for high use. Stage 3 continues once-per-week watering with additional surcharges. Stage 4 restricts irrigation to once every other week. Commercial properties, including golf courses, are subject to specific allocations at each stage. SAWS also offers rebates for WaterSense-labeled controllers and smart irrigation technology.

Austin has periodically operated under Stage 2 restrictions (most recently in 2023), which limit landscape irrigation to one day per week on a schedule based on address. As of late 2025, Austin returned to Conservation Stage restrictions. Commercial properties with dedicated irrigation meters have the same day-of-week restrictions as residential. Austin Water has been proactive about offering rebates for smart controller installations.

Dallas and Houston generally have less restrictive baselines but implement mandatory restrictions during drought conditions. Dallas Water Utilities uses a staged system similar to SAWS, while Houston's approach tends to be more reactive, with mandatory restrictions imposed as conditions warrant.

A notable pattern across Texas cities: many offer rebates or incentives for smart irrigation controllers, rain/freeze sensors, and irrigation audits. Check with your local utility. The incentive programs can offset a significant portion of the cost of upgrading to sensor-based systems.

Arizona

Arizona's water regulation centers on Active Management Areas (AMAs) designated by the Arizona Department of Water Resources (ADWR). The Phoenix and Tucson AMAs have the most relevance for commercial irrigation, and they operate quite differently from each other.

The Phoenix metropolitan area generally does not impose day-of-week or time-of-day watering restrictions for commercial properties. Instead, the regulatory approach emphasizes long-term conservation planning. Large water users are required to submit water conservation plans and demonstrate progress toward reduction targets. The absence of schedule-based restrictions does not mean the Phoenix area is lenient. It means the enforcement mechanism is different, focused on total consumption rather than when you irrigate.

Tucson takes a more direct approach. Tucson Water encourages watering before 10am and after 4pm during summer months, and its Water Waste Ordinance prohibits runoff, overspray, and irrigation of non-functional areas. Tucson Water also implements staged restrictions during drought conditions that can further limit watering days and hours. Note that mandatory time-of-day restrictions could not be confirmed as currently enacted. Verify the current rules with Tucson Water directly.

Golf courses are a politically sensitive topic in Arizona. They account for a substantial share of urban water use in both metro areas, and public pressure for greater accountability has been increasing. While golf courses are currently permitted to operate under their water conservation plans, the regulatory trajectory suggests that more formal restrictions or reporting requirements are likely. Courses that can demonstrate efficient water use through sensor-based systems and data-driven scheduling are in a stronger position.

Across Arizona, there is growing emphasis on the use of non-potable water sources (reclaimed water, effluent, brackish groundwater) for irrigation. Many golf courses and commercial properties already use reclaimed water, and new developments in the Phoenix AMA are increasingly required to plan for non-potable irrigation supply.

Colorado

Colorado's irrigation landscape is shaped by two forces: varied local water provider rules along the Front Range, and the long-term uncertainty of the Colorado River Compact and its implications for the state's water supply.

Denver Water uses a tiered volumetric rate structure for commercial accounts, where the per-unit cost of water increases at higher consumption levels. This approach gives commercial operators flexibility in when they water, but imposes escalating financial penalties for using more overall. Denver Water has also invested heavily in promoting smart irrigation technology and provides resources for commercial customers looking to optimize their systems.

Aurora Water has some of the strictest outdoor watering rules along the Front Range. Watering is typically limited to three days per week, and Aurora has implemented mandatory restrictions more frequently than neighboring utilities. Commercial properties are subject to the same schedule constraints and can face fines for violations.

Other Front Range providers — Colorado Springs Utilities, Fort Collins Utilities, and others — each have their own rule sets that can range from voluntary conservation targets to mandatory day-of-week schedules depending on current supply conditions.

The broader concern for Colorado is the Colorado River Compact. As the river's flows decline and demand increases, there is growing pressure on all Colorado water users to reduce consumption. For commercial properties, this translates to an expectation that new developments will use non-potable water for irrigation wherever feasible, and that existing large users will demonstrate continuous improvement in efficiency.

Georgia

Georgia's irrigation rules are governed by the Georgia Water Stewardship Act, which applies statewide. The non-drought baseline allows daily outdoor watering, restricted to between 4pm and 10am (a time-of-day restriction, not a day-of-week restriction). This is less restrictive than many states' baselines: there is no odd/even or designated-day schedule under normal conditions.

During declared drought conditions, EPD escalates restrictions through a tiered system. At Level 2 and above, odd/even day watering schedules are imposed, and at the highest levels outdoor irrigation can be banned entirely for non-essential uses. The Atlanta metropolitan area, which draws heavily from the Chattahoochee River and Lake Lanier, is particularly vulnerable to these escalations.

The Water Stewardship Act includes several specific exemptions that are relevant to commercial property managers:

• Hand watering is exempt from time-of-day and drought-level schedule restrictions
• Drip irrigation and soaker hoses are exempt because of their low application rates and minimal waste
• New plantings are granted a temporary exemption to allow establishment
• Golf courses and athletic fields receive specific exemptions under the Act
• Rain sensors are required on all new irrigation system installations and provide a baseline level of weather responsiveness

While Georgia's state law does not specifically exempt smart controllers, soil moisture sensors, or WaterSense-labeled controllers, the technology satisfies many jurisdictions' conservation requirements. For commercial operators in the Atlanta area, systems that demonstrably minimize water waste are in a stronger position during drought escalations, when schedule-based restrictions tighten and irrigation bans may be imposed.

Nevada

Southern Nevada, managed by the Southern Nevada Water Authority (SNWA), has some of the strictest landscape water regulations in the country. Given that the Las Vegas Valley relies on Lake Mead for approximately 90% of its water supply, the regulatory posture is aggressive and getting more so.

The headline rule: no new ornamental turf is permitted for commercial landscapes. SNWA's regulations prohibit the installation of non-functional grass in commercial, industrial, and common-area residential applications. This applies to new construction and major renovations. Existing commercial landscapes with non-functional turf are being phased out under SNWA's grass removal incentive program, which pays $5 per square foot for the first 10,000 square feet (with reduced rates thereafter) for converting grass to desert-adapted landscaping.

For existing irrigated landscapes, SNWA assigns water budgets based on irrigated area, plant type, and seasonal ET. Commercial properties are expected to stay within their budget, and those that consistently exceed it face escalating surcharges and mandatory audits. Large commercial water users may also be subject to real-time monitoring requirements, where SNWA can track consumption data to identify waste and non-compliance quickly.

Seasonal watering schedules add another layer. Irrigation is generally limited to specific days per week, varying by season: typically once per week in winter, up to three days per week in summer. Watering between 11am and 7pm is prohibited during summer months. These schedule restrictions apply even to properties that are within their water budget.

Golf courses in the Las Vegas Valley operate under separate agreements with SNWA but face substantial pressure to reduce consumption. Many have converted significant portions of out-of-play areas from turf to desert landscape, and those that haven't are under increasing regulatory and public pressure to do so.

Common Exemptions for Smart Irrigation

A pattern emerges across these states: regulators increasingly recognize that technology-based irrigation management is more effective than schedule-based restrictions. Telling a property to water only on Tuesdays and Fridays is a blunt instrument. A system that monitors actual soil conditions and only waters when the soil needs it achieves the same conservation goal without the arbitrary schedule.

The most common exemptions and compliance advantages for smart irrigation systems include:

• WaterSense-labeled controllers: Recognized by the EPA and accepted by most state and local agencies as meeting a baseline efficiency standard. Many jurisdictions exempt WaterSense systems from day-of-week restrictions.
• Soil moisture sensors: Florida and several California water suppliers explicitly exempt or provide variances for systems that use in-ground soil moisture sensing to trigger irrigation.
• ET-based scheduling: Systems that adjust irrigation based on calculated or measured evapotranspiration are recognized by most western-state regulators as a higher tier of efficiency.
• Recycled water systems: Properties irrigating with non-potable/recycled water are generally exempt from schedule-based restrictions in California, Arizona, Nevada, and most other states, since they're not drawing from the potable supply.

Droughtless uses both per-zone soil moisture sensors and physics-based scheduling (incorporating ET calculations, soil hydraulic modeling, weather forecast ensembles, and zone-level optimization). These are the types of technologies that many jurisdictions recognize when granting exemptions or variances from schedule-based restrictions. Whether a specific exemption applies depends on your local water authority's rules and application process.

How Smart Irrigation Handles Compliance Automatically

Keeping track of which restrictions apply to your property, and making sure your irrigation schedule respects them, is a real operational burden. Rules change mid-season. Drought stages escalate. Different zones on the same property may draw from different water sources with different rules.

Droughtless handles this by treating scheduling constraints as hard constraints in the optimization problem. When you configure your watering windows (e.g., no irrigation between 10am and 4pm) and water budget limits (e.g., maximum 150,000 gallons per month), the optimizer treats these the same way it treats physical constraints like pipe capacity and pump curves: as boundaries that cannot be violated.

The system then finds the schedule that maximizes turf quality within the allowed water. If your water budget for July is 200,000 gallons, the optimizer distributes that water across zones and days to keep soil moisture as close to optimal as possible. It doesn't just cut every zone by the same percentage. Zones with higher ET demand, shallower root depth, or sandier soil get proportionally more of the budget because they need it more.

When constraints change — say your water budget is reduced or your watering window shifts — you update the constraints in the system. The optimizer immediately recalculates, producing a new schedule that respects the tighter rules while still doing the best possible job with the water available.

Further Reading

• Smart Irrigation vs Timers: How Much Water and Money Are You Wasting?
• Water Savings Calculator — Run your numbers
• ET Calculator — See how much water your landscape loses each day