California’s approach to water conservation is changing, and commercial property owners, homeowner associations, community managers, schools, and other non-residential properties should begin planning now.
Starting in January 2027, California’s restrictions on using potable water to irrigate non-functional turf will expand to many non-residential properties. For communities with large areas of decorative grass, this creates an opportunity to do more than simply reduce irrigation. A thoughtfully planned turf conversion can transform underused lawn areas into attractive, drought-tolerant landscapes while reducing water consumption and long-term maintenance needs.
Enhanced Landscape Management (ELM) can help communities navigate the turf conversion process from initial site evaluation and planning through irrigation modifications, landscape installation, and assistance understanding available rebate opportunities.
What Is Non-Functional Turf?
Non-functional turf generally refers to grass that serves primarily an ornamental purpose rather than a recreational or community function.
Examples may include decorative turf located along:
- HOA common areas
- Commercial properties
- Office parks and business campuses
- Streetscapes and parkways
- Medians
- Building entrances
- Parking lots
- Roadways and sidewalks
- Other areas where grass is not regularly used for recreation or another functional purpose
Rather than allowing these areas to become dry or unattractive as irrigation restrictions expand, property owners can proactively replace them with California-friendly, drought-tolerant landscaping designed for long-term performance.
California Non-Functional Turf Requirements Are Expanding in 2027
California has been phasing in restrictions on the use of potable water to irrigate non-functional turf.
Beginning in 2027, these requirements expand to additional commercial, industrial, and institutional properties, making advance planning increasingly important for property managers and community associations.
Waiting until irrigation must be reduced or discontinued can leave properties with declining turf and unattractive common areas. Planning a conversion in advance allows communities to develop a cohesive landscape strategy, evaluate budgets, investigate available rebates, and determine which areas should be transformed.
For HOAs and commercial properties with substantial turf areas, beginning the process early can also make it easier to phase improvements over time.
Turf Conversion Can Be an Upgrade, Not Just a Compliance Project
Removing non-functional turf does not mean sacrificing an attractive landscape.
Professionally designed turf conversions can create colorful, inviting outdoor environments using a combination of drought-tolerant plants, California native species, trees, permeable materials, efficient irrigation, and other sustainable landscape elements.
The objective is to replace thirsty ornamental grass with a landscape that is better suited to Southern California’s climate while continuing to enhance the property’s appearance.
A well-designed turf conversion can help:
- Reduce landscape water consumption
- Improve irrigation efficiency
- Reduce long-term maintenance requirements
- Enhance curb appeal
- Introduce seasonal color and plant diversity
- Improve the overall functionality of landscape areas
- Support stormwater retention and infiltration
- Create a landscape better adapted to Southern California’s climate
- Help properties prepare for changing water-use regulations
For HOAs in particular, turf conversion can provide an opportunity to modernize aging landscapes while maintaining the welcoming appearance residents expect.
Commercial Turf Replacement Rebates May Help Offset Project Costs
Qualifying commercial and multifamily properties may be eligible for turf replacement rebates through regional and local water agencies.
Within Metropolitan Water District of Southern California’s service area, the Commercial Turf Replacement Program provides incentives for eligible projects that replace non-functional grass with sustainable landscaping.
Rebate amounts and supplemental incentives can vary depending on the water agency serving the property, available funding, project eligibility, and the date an application is approved.
Because funding and program requirements can change, property owners should confirm current incentives before beginning construction or removing turf.
Most importantly, rebate programs generally require an application and approval before work begins. Starting a project before receiving the required approval may make the project ineligible for reimbursement.
What Does a Qualifying Turf Replacement Project Include?
Turf replacement programs are intended to create sustainable landscapes rather than simply remove grass.
Depending on current program requirements, qualifying projects may need to incorporate elements such as:
- Climate-appropriate or California-friendly plants
- Required plant coverage or plant quantities
- Irrigation modifications
- Removal or conversion of overhead spray irrigation
- Rainwater capture, retention, or infiltration features
- Permeable materials where hardscape is incorporated
Synthetic turf may not qualify under certain turf replacement rebate programs, making it important to understand program requirements before developing the final landscape plan.
Don’t Overlook the Irrigation System
Removing turf is only one part of a successful landscape conversion.
Traditional turf areas are typically irrigated differently from drought-tolerant planting areas. Leaving the existing irrigation system unchanged can result in unnecessary water use, overspray, poor plant performance, and higher operating costs.
A turf conversion provides an opportunity to evaluate the entire irrigation system and consider improvements such as:
- Drip irrigation
- High-efficiency rotating nozzles
- Weather-based irrigation controllers
- Soil moisture sensors
- Hydrozone adjustments
- Irrigation pressure improvements
- Updated scheduling
- Leak detection and repairs
Some water agencies may offer additional rebates for qualifying water-efficient irrigation devices, potentially providing additional savings beyond the turf replacement incentive.
A Smarter Approach for HOA Turf Conversion Projects
HOA boards and community managers often have additional considerations when planning a large landscape renovation.
Residents need to understand why the change is being made, what the new landscape will look like, how long construction will take, and what benefits the community can expect.
A successful HOA turf conversion strategy should consider:
Community Appearance
Select plants and materials that complement the existing architecture and maintain an attractive community identity.
Water Savings
Prioritize areas with high water consumption or inefficient irrigation.
Maintenance Requirements
Design the new landscape around realistic long-term maintenance needs.
Resident Experience
Preserve turf in areas where grass provides a legitimate recreational or community benefit while evaluating ornamental areas for conversion.
Budget and Rebates
Determine available incentives and identify opportunities to phase larger projects.
Long-Term Plant Growth
Design for what the landscape will look like several years after installation—not simply how it appears on day one.
Why Start Planning Your Turf Conversion Now?
January 2027 may seem like there is plenty of time, but larger commercial and HOA landscape conversions require planning.
A project may involve site evaluation, measurements, conceptual design, budgeting, board approval, rebate applications, water agency inspections, plant selection, irrigation planning, contractor scheduling, installation, and establishment of the new landscape.
Rebate programs may also require applicants to reserve funds and receive approval before beginning the project.
Starting early provides more flexibility to evaluate options rather than making landscape decisions simply to meet a deadline.
From Turf Removal to Long-Term Landscape Management
One advantage of working with an experienced commercial landscape company is the ability to consider how the new landscape will perform after installation.
ELM understands that successful turf conversion is not simply about removing grass. Plant selection, irrigation design, installation quality, water management, and ongoing maintenance all influence whether the finished landscape continues to look good years later.
Our teams can help evaluate existing turf areas and develop practical strategies for creating attractive, water-efficient landscapes appropriate for HOAs, multifamily communities, commercial properties, office campuses, and other managed landscapes throughout California.
Let ELM Help Upgrade Your Community
California’s changing water requirements present an opportunity to rethink landscapes that may have been designed decades ago when water availability and landscape expectations were very different.
Instead of simply turning off irrigation and allowing non-functional turf to decline, communities can create landscapes that use less water, improve irrigation efficiency, enhance property appearance, and provide long-term value.
Enhanced Landscape Management can help guide your turf conversion from planning through installation and ongoing landscape care.
Save water. Reduce long-term costs. Enhance your community.
Providing Peace of Mind every step of the way.
Ready to Evaluate Your Property?
Contact Enhanced Landscape Management to schedule a site evaluation and identify non-functional turf areas that may be candidates for conversion. Our team can help you evaluate landscape options, irrigation improvements, project phasing, and available rebate opportunities.
Rebate Disclaimer: Rebate amounts, eligibility requirements, program terms, and available funding are subject to change. Approval generally occurs after application review and required property inspection. Property owners should verify current rebate amounts and receive required program approval before beginning turf removal or construction.
