Quick answer
Before you close on land, confirm that zoning allows your home, that the buildable area after setbacks and easements fits your plans, that water, sewer or septic, and power are available, that the soil and slopes can support a foundation, whether the lot is in a flood zone or wetland, and that you have legal access. Make the purchase contingent on these checks.
Land is easy to buy and expensive to fix. The checks below take days to weeks, and they are far cheaper than discovering the problem after closing.
The checklist
Zoning and rules
- Zoning allows your intended home, ADU or extra units
- Minimum lot size, setbacks, height and lot coverage limits
- HOA rules, deed restrictions and design requirements
Buildable area
- A survey showing boundaries, easements and encroachments
- The area left after setbacks, easements, septic fields and steep slopes
Utilities
- Public water or a well: depth, yield and water quality in the area
- Public sewer or septic: soil and percolation testing (see septic design)
- Power, gas and internet availability, and the cost to extend them
Ground and water
- Soils: expansive clay, fill, rock or poor bearing that affect foundation cost
- Slopes that require retaining walls or special foundations
- FEMA flood zone, wetlands and creeks
- Drainage onto or across the lot (see grading and drainage)
Access and costs
- Legal access to a public road and any driveway permit requirements
- Impact, tap and permit fees, which can be significant
Write it into your offer
Ask for a feasibility or due diligence period, and make closing contingent on satisfactory survey, soil and percolation tests and zoning confirmation.
How we help
We review the survey, zoning and site conditions, flag the issues that affect cost and layout, and prepare the site plan once you buy.
- Parcel address or number, and listing information
- Survey or plat, if available
- What you plan to build
Common questions
How do I know if a lot is buildable?
Confirm zoning, utilities or septic suitability, legal access and enough buildable area after setbacks and easements.
Should I get a soil test before buying land?
Yes, especially for septic lots and areas with problem soils.
Can I build in a flood zone?
Often yes, with elevation and flood-resistant construction, which add cost. Check before you buy.
What does a due diligence period cost?
Mostly the cost of the survey, soil tests and professional review, small compared with buying an unbuildable lot.