We also had a similar siituation behind our house. It occurred after the 2 year mark, out of the blue - no changes had occurred around the area. We called TV warranty and they directed us as to who to contact. Long story short, the irrigation bills of the neighboring houses were looked at and it was found that one neighbor was either way over-irrigating or perhaps had some kind of problem with their system. They were contacted by TV and the problem was resolved.
To the OP, this may be the first thing to look into, if applicable, before moving forward with an expensive project.
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