Skipping land due diligence is one of the fastest ways to turn a great deal into a bad investment. Whether you’re buying vacant land in Florida, evaluating commercial acreage in India, or reviewing a parcel in Brazil, the process of verifying what you’re actually getting matters more than the deal price.
This guide provides a comprehensive land due diligence checklist suitable for a wide range of buyers, from beginners to seasoned investors. You’ll learn what steps to take before, during, and after signing a purchase agreement. We’ll also show you how to adapt your approach depending on whether the land is vacant, raw, development-ready, or located outside the U.S.
What is land due diligence, and why is a checklist essential?
Before buying land, you should understand that due diligence is the process of verifying legal, physical, and financial facts about the property. A checklist ensures you don’t overlook critical steps that could impact your budget, timeline, or even your ability to use the land.
What does land due diligence involve?
Land due diligence includes reviewing the title, confirming the land’s legal status, understanding zoning rules, checking for encumbrances, and physically inspecting the property. It helps answer questions like:
- Does this land have legal access?
- Are there liens or back taxes owed?
- Can I build what I want to build here?
These checks help you avoid surprises after closing.
Why do I need a checklist?
Land due diligence can include dozens of small steps, some of which may be easy to overlook. A checklist keeps you organized and reduces the chance of missing something important. It also gives structure to your research process, especially if you’re evaluating multiple properties at once.
Using a checklist is especially important when dealing with unique situations like commercial developments, raw land, or international parcels. It helps you stay focused on what matters, from confirming access to identifying environmental red flags.
What are the essential checklist steps?
To complete land due diligence, you should follow a checklist that covers property inspection, legal documentation, zoning, environmental research, and financial analysis. These steps apply whether you’re buying vacant, raw, or commercial land.
Site visit and survey
Walk the land yourself or hire someone local. Look for visible encroachments, debris, erosion, and access points. Take photos and note anything unusual. This is where some buyers refer to “land due diligence step 62,” an informal way of describing a deep-level inspection during the survey phase. Confirm boundaries with a licensed surveyor if one has not been done recently.
Title and legal review
Order a title search to confirm who owns the land and whether there are any liens, easements, or legal restrictions. If the land is inherited or has changed hands multiple times, be extra cautious and consult a title company or land attorney.
Zoning and land use
Verify the zoning designation and allowed uses. Even vacant land can be zoned for something that does not fit your plans. Ask the city or county planning office to send you the current zoning map and any future land use plans.
Environmental and soil reports
Check if the land is located in a floodplain, wetland area, or near protected habitats. You may need an environmental site assessment or soil test depending on your intended use. This is especially important for raw land or land near industrial zones.
Utilities and access
Confirm access to water, electricity, sewer or septic, and roads. If there are no nearby utility lines, you may need to factor in the cost of trenching or off-grid solutions. Verify that road access is legal, not just practical.
Taxes and encumbrances
Request a tax history from the county assessor. Look for back taxes, tax liens, or unpaid HOA dues. Also ask about special assessments, which are sometimes charged for upcoming infrastructure projects.
Market analysis and valuation
Research comparable land sales nearby. Is this land priced fairly? Are there development trends in the area? What is the resale potential? This is where investors begin to weigh “highest and best use” against purchase cost.
Permits and local approvals
For development or construction, ask the local office what permits are needed. Some areas require grading permits, septic approval, or tree removal permits. Start gathering this information early even if you don’t plan to build right away.
Financial feasibility
Factor in all costs beyond the purchase price: fencing, clearing, driveway installation, surveying, soil testing, permitting, and legal fees. Does the land still fit your investment or usage goals?
Decision checkpoint
After reviewing all of the above, take time to assess whether the property is truly a fit. This is where your full land due diligence checklist becomes the go/no-go decision tool.
How does due diligence change by land type?
Land due diligence varies depending on whether you’re buying vacant land, raw land, development-ready parcels, or commercial property. Each type brings different risks, different questions, and a different checklist focus.
Vacant land due diligence checklist
Vacant land is usually undeveloped but may already have zoning and access. Your checklist should prioritize:
- Confirming zoning matches your intended use
- Verifying access to public roads or legal easements
- Checking availability of nearby utilities
- Reviewing setbacks and buildability
Vacant land is often marketed as “ready to build,” but a proper checklist helps uncover hidden costs like grading or utility extensions.
Raw land due diligence checklist
Raw land usually refers to untouched property that may lack surveys, utilities, or legal documentation. When buying raw land:
- Order a boundary survey if none exists
- Inspect physical access and terrain
- Pull parcel history and confirm chain of title
- Run environmental and topographic reports
This checklist should also include checking for protected land classifications and asking if any prior land development applications have been denied.
Land development due diligence checklist
For land intended for development (residential or commercial), your due diligence should go deeper:
- Study land use plans and zoning overlays
- Meet with the planning department early
- Budget for utility connections and roadwork
- Investigate permitting timelines and community requirements
If you’re acquiring land as a developer, your checklist should include financial modeling and pro forma analysis.
Commercial land acquisition due diligence checklist
Commercial land brings higher stakes and often requires a more detailed checklist:
- Confirm commercial zoning and usage rights
- Check visibility, traffic counts, and infrastructure access
- Order a Phase 1 Environmental Site Assessment (ESA)
- Review deed restrictions and lease agreements (if applicable)
Lenders may also require appraisals, ALTA surveys, and deeper compliance verification, so this checklist will likely involve professionals at each step.
How do I adapt this checklist for India and Brazil?
To adapt a land due diligence checklist internationally, you should understand how documentation, legal ownership, and land rights vary in countries like India and Brazil. Each region has its own system for tracking ownership, resolving disputes, and granting construction or development approvals.
India
In India, land records are managed at the state and district level, and land transactions often involve both paper and digital documentation. Your checklist should include:
- Patta certificate Confirms ownership and revenue record status. Issued by the local tahsildar or revenue office.
- Encumbrance Certificate (EC) Shows if there are any legal liabilities or mortgages tied to the land. You can request an EC for 13 or 30 years, depending on your needs.
- Survey number and local maps Ensure the land’s physical location matches what is recorded on official maps. Cross-reference with state land record portals.
- Mutation record Shows the transfer of ownership after purchase. Essential to confirm that the seller is the true legal owner.
- RERA status (for development land) Check if the land is registered under the Real Estate Regulatory Authority if part of a larger plotted development.
- Title and boundary verification by a local advocate It’s common in India to hire a legal professional for a title opinion letter before proceeding.
Brazil
Brazil’s land system includes national and municipal layers of documentation. Buyers should expect a different process depending on whether they are foreign nationals or Brazilian residents.
- Registro de Imóveis (Land Registry Certificate) Confirms title and ownership status. This is the official proof of ownership and is mandatory in all land deals.
- Certidão Negativa de Ônus Reais Verifies that there are no liens, legal blocks, or outstanding debts tied to the land.
- Municipal compliance Check zoning and tax status with the local municipality. Confirm that the land complies with urban planning guidelines.
- Foreign ownership rules In some rural or strategic areas, non-Brazilian buyers must obtain approval from the National Institute for Colonization and Agrarian Reform (INCRA).
- Due diligence checklist for land purchase Brazil Many Brazilian attorneys use a 10-step legal checklist including tax, title, urban, and registry verifications. Hire a bilingual professional if needed.
How can I implement this checklist step-by-step?
To implement a land due diligence checklist effectively, you should divide the process into three clear phases: pre-offer research, under-contract investigation, and final decision review. Each phase has specific tasks and documents you’ll need to gather.
Pre-offer phase (Day 1–5)
This is when you’re narrowing down properties and need to confirm basic viability before making an offer.
Tasks to complete:
- Review satellite maps and parcel boundaries
- Confirm zoning matches your intended use
- Check market value of nearby sold lots
- Contact county or municipality for planning info
- Estimate potential build or resale value
If the land fails at this early stage, move on. If it passes, move forward with a purchase offer that includes a due diligence contingency.
Under contract phase (Day 7–30)
Once the property is under contract, the due diligence window opens. This is the most intensive part of the checklist.
Tasks to complete:
- Order a title search and review with a professional
- Conduct a physical site inspection or survey
- Request environmental or soil tests (if needed)
- Check flood zone maps and any encumbrances
- Verify utilities, legal access, and tax history
- For international purchases, collect all legal land documents (e.g., Patta, EC, mutation record)
This is the phase where “step 62” might show up — a deep technical review of survey reports or engineering feasibility in large deals.
Decision phase (Day 30–45)
Now it’s time to review everything and decide whether to close, negotiate changes, or walk away.
Tasks to complete:
- Review full checklist one more time
- Consult your attorney, surveyor, or buyer’s agent
- Confirm all permit and regulatory approvals are documented
- Compare financial projections to original expectations
- Make the final go/no-go decision
FAQ
What documents are required for land due diligence?
You’ll typically need a recent survey, deed or title document, tax statement, zoning map, and utility maps. In India, also collect the Patta and Encumbrance Certificate. In Brazil, request the Land Registry Certificate and lien clearance document.
How long does land due diligence take?
Land due diligence usually takes 2 to 4 weeks in the U.S. In India and Brazil, it may take longer due to government record timelines or translation requirements. Always include a due diligence contingency period in your contract.
Can I skip due diligence for raw land?
No. Skipping due diligence on raw land is risky. Raw land often lacks utilities, confirmed access, or a clean title. Without verifying this, you could inherit major legal or development issues.
What is step 62 in land due diligence?
“Step 62” is not an official term, but some investors use it informally to refer to deep-level inspections, such as advanced surveying or engineer-level reviews. It represents going beyond basic due diligence into highly detailed checks.
Is the due diligence checklist different for commercial land?
Yes. Commercial land due diligence includes additional layers like traffic analysis, income projections, tenant leases, and legal compliance. You’ll likely need to work with attorneys, engineers, and sometimes environmental consultants.