Free Land Due Diligence Checklist (pdf, Google Docs)

I created this free real estate due diligence checklist to help land buyers make a smart land purchase. It shows the steps and references things like checking legal access and property boundaries. I made sure to outline and point out about the important of how to review local zoning laws and zoning regulations. You’ll notice how I mention the concept of development costs and plan for land development and commercial development. I hoe this helps you walk through considerations for surrounding properties and future development. I also share tips for land investing and buying land without missing a key step. I hope you will provide feedback, and please check back for updates.

Download a Free Land Due Diligence Checklist

PDF | Doc | Google Docs

My land due diligence checklist doubles as a flexible template. You can add or remove items to match any location, from rural lots to sites zoned for commercial development. Swap in notes on road access, drainage, or utilities to fit the property you are sizing up. I built each section to hold your own data, so you capture fresh details and still keep the core caveat emptor reminders in place. I think you will find that every pass will surface new questions and deliver valuable insights that protect your investment.

Example of the Land Due Diligence Checklist

Title & Legal Review

Action Item & Details	Check
Conduct a comprehensive title search with a title company.	☐
Secure title insurance and review any exceptions.	☐
Examine public records for liens, easements, covenants, conditions, and restrictions.	☐

Ownership & Tax Status

Action Item & Details	Check
Confirm current property taxes are paid and identify any outstanding tax liens.	☐

Access & Boundaries

Action Item & Details	Check
Verify deeded right-of-way or easement for legal road access.	☐
Inspect physical access routes and note any seasonal restrictions.	☐
Obtain a boundary or topographic survey and cross-check against mapping data.	☐
Review the site plan for encroachments by neighboring or on-site structures.	☐

Zoning & Land-Use Compliance

Action Item & Details	Check
Check permitted uses, overlay districts, and any zoning variances.	☐
Consult with the zoning department about special-use permits or rezoning options.	☐
Verify front, side, and rear setback requirements against the site plan.	☐
Identify any homeowners’ association covenants or restrictions.	☐
Determine flood-plain or flood-way status via official maps.	☐
Note applicable school district boundaries if relevant.	☐

Environmental & Site Conditions

Action Item & Details	Check
Locate existing septic system and review maintenance records.	☐
Schedule and review percolation (perc) test results.	☐
Obtain geotechnical or soil-type reports for development suitability.	☐
Engage environmental consultants to assess habitat restrictions or contamination risks.	☐

Survey & Physical Assessment

Action Item & Details	Check
Confirm all site features, topography, and easements against the site plan.	☐
Cross-check boundaries and land features with GIS or other mapping tools.	☐
Inspect the condition of any on-site buildings or improvements.	☐

Utilities & Infrastructure

Action Item & Details	Check
Confirm availability or feasibility of extending municipal water and sewer services.	☐
Verify proximity of power, gas, and communications lines.	☐
Review drainage patterns and stormwater permitting requirements.	☐

Financial & Cost Analysis

Action Item & Details	Check
Estimate hard and soft costs for site improvements.	☐
Review seller’s financial statements if purchasing from a business entity.	☐
Include remediation, permitting, and infrastructure build-out in your budget.	☐

Development Potential & Planning

Action Item & Details	Check
Assess long-term land-use plans and master-plan maps.	☐
Identify raw-land infrastructure needs for development.	☐
Investigate commercial or mixed-use potential.	☐

Professional Advisors

Action Item & Details	Check
Engage a real estate agent experienced in vacant land or rural property.	☐
Retain a real estate attorney for contract review and closing documents.	☐
Hire a civil engineer for grading, drainage, and structural assessments.	☐
Obtain preliminary cost estimates from a general contractor.	☐
Use environmental consultants for site assessments and permitting.	☐

Buyer-Risk & Process Guidance

Action Item & Details	Check
Follow a step-by-step due diligence process to cover all checklist items.	☐
Acknowledge buyer-beware principles and conduct thorough inspections.	☐

Target Audience Considerations

Action Item & Details	Check
Confirm specific requirements when buying vacant land.	☐
Check additional considerations for rural or recreational parcels.	☐
Assess ROI metrics and investment criteria for land investors.	☐

Community & Market Context

Action Item & Details	Check
Review adjacent land uses and compatibility.	☐
Research nearby amenities, schools, and infrastructure for context.	☐
Gather comparables and trend data to inform market analysis.	☐

Disclaimer – This content is for informational purposes only and does not constitute legal or financial advice. As always, be sure to consult with a professional before making any major investment decisions.

Check Back for Updates

I like to update this land due diligence checklist as I find new best practices to include. My ultimate goal is to provide you with a land buying checklist that helps you spot significant costs and avoid surprise property taxes. For one thing, I’m thinking to add items like fire protection reviews and protected species studies. You may want to cover HOA regulations and note sensitive information. In the future, I’ll add things around how to map the surrounding area using GIS maps and inspect for other structures. I considered adding a percolation test, but thought that’s a little too specific for this general checklist. Check back for more updates, as I aim to give you a comprehensive list and a good overview.

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