I had similar issues. For me it was mostly the drainage. This grass doesn't like to be overwatered. I reinstalled the limiters in the sprinkler heads that the sprinkler installers took out so I could reduce the amount of water. Now everything is great plus my bills are about 2/3 of other peoples bill with similar size lawns.
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"I am a great believer in luck, and I find that the harder I work, the more I have of it." -Thomas Jefferson
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