Land Due Diligence Checklist: What to Know Before You Buy
Land may seem like a straightforward investment, but many problems hide just below the surface. A parcel that looks like a great deal could be landlocked, burdened by unpaid taxes, or zoned in a way that blocks your entire exit strategy. That is why experienced investors never skip due diligence.
This guide walks you through a complete land due diligence checklist, so you can buy with confidence, protect your investment, and avoid expensive surprises.
What is land due diligence, and why is it important?
Land due diligence is the process of verifying all important details about a property before purchase. This includes title, zoning, access, taxes, and usability. It protects you from legal problems and financial loss.
Buying land without doing your homework can lead to serious regrets. Some investors purchase land that cannot be reached by road, cannot be built on, or has thousands of dollars in hidden tax bills. When you buy, those problems become yours.
With a clear checklist, you can evaluate properties quickly and safely. You do not need to be a lawyer or a surveyor. You just need a system that covers the essentials and a willingness to walk away if the numbers or details do not make sense.
How do you confirm that the ownership and title are clean?
To confirm clear ownership, check the county recorder’s records to see if the seller legally owns the property. Then review the deed type and chain of title to ensure no errors or breaks in ownership.
Most counties let you search parcel numbers or owner names online. Look for documents like warranty deeds or special ones that offer better protection than quitclaim deeds. If ownership has changed hands many times or seems unclear, a professional title search is a good idea.
For support on title research and deal review, the Flight School Program includes real walkthroughs and templates used by successful investors.
What zoning and land use details should you verify?
Zoning determines how land can legally be used. You must confirm the zoning code and what it allows. This is especially important if you plan to build, rent, or resell to a specific type of buyer.
Call the county’s planning or zoning department. Ask for the current zoning classification and permitted uses. Some counties also have online GIS maps that show zoning layers.
Do not trust listing descriptions or seller claims. Some land is zoned for agricultural use but advertised as “residential.” Others may be in a flood overlay or conservation zone that limits development.
How do you confirm the land has legal access?
Legal access means you or future buyers can legally reach the property using a public road or a recorded easement. Without access, the land may be unusable or unsellable.
Look for road frontage on GIS parcel maps or satellite view. Then ask the planning department whether the road is public or private. If no access exists, ask if an easement can be created legally and at what cost.
Do not assume that a visible path or trail is legal access. Many beginners have bought land that looked reachable on a map, only to discover that it was surrounded by private property.
How do you check for back taxes, liens, or encumbrances?
Start by calling the county treasurer’s office to ask if the property has unpaid taxes. You can also check their website using the parcel number.
Then check for liens at the recorder’s office. These could include HOA liens, court judgments, or even utility bills. Title companies can run full reports that include encumbrances, easements, and lien history.
If you close without checking, you may be responsible for the debt. Some buyers have discovered tax bills or lawsuits only after recording the deed.
Use this County Directory to find your treasurer’s or recorder’s office.
What environmental risks should you look for?
Environmental issues like flood zones, wetlands, or contamination can make land impossible to build on or resell. Always check for risks before buying.
Start by reviewing the FEMA Flood Map Service. You can also search the U.S. Fish and Wildlife Service Wetlands Mapper. If the land is near factories or dumping sites, search the EPA’s environmental records.
You can also ask the seller directly if they know of any history involving oil tanks, wells, or illegal dumping. If there is any doubt, hire an environmental professional for a Phase 1 assessment.
Are utilities available or nearby?
Check with local utility providers to confirm whether electricity, water, and sewer are connected, available at the road, or off the grid.
Power poles nearby do not guarantee service. You may need to pay to install poles or extend lines. Water may require drilling a well or tapping into a main, and septic approval may depend on a soil test.
Always ask utility companies for written confirmation and estimates. This can save thousands in unexpected hookup or installation costs.
- Full utilities
- Water and power at the street only
- Off-grid (solar, septic, well)
How do topography and soil affect land use?
Topography affects what you can build and how much it will cost. Soil quality affects septic approval and drainage. You need to confirm both.
Use Google Earth to check slope and elevation. For soil, use the USDA Web Soil Survey or ask the county health department if septic is approved or requires a perk test.
Steep or soggy lots can make construction expensive. Even if you do not plan to build, your buyer might.
How do you verify boundaries and parcel size?
Confirm boundaries using a plat map, parcel number, and aerial imagery. If accuracy matters, hire a licensed surveyor.
Some sellers claim a parcel is “five acres,” but the legal parcel may be smaller or oddly shaped. Plat maps from the assessor’s office show legal boundaries. You can also measure with tools like MapRight or Google Earth.
Fences, markers, or neighbor comments are not reliable boundary indicators.
Final Land Due Diligence Checklist
Before closing any land deal, confirm:
- The seller legally owns the property
- The deed type is acceptable, and the title is clean
- The zoning matches your resale or development plan
- The parcel has legal, year-round access
- No back taxes or liens exist
- There are no major environmental restrictions
- Utilities are accessible or accounted for in your price
- The land is physically usable and buildable
- The property size and boundaries match the records
FAQs
Can I do land due diligence online? Yes. Most counties provide public access to tax, zoning, and ownership records. Use GIS maps and planning portals for remote research.
What happens if I find a problem during due diligence? You can walk away, renegotiate, or change your exit strategy. But never ignore red flags. They often get worse after closing.
Do I need a lawyer or a title company for small deals? Not always. For low-risk or low-cost land, many investors self-close. For larger or unclear parcels, it is safer to hire help.