Make the parcel prove your plan.

Turn a promising listing into a documented decision. Record evidence, resolve the gaps, and keep the documents with your purchase file.

55 items to verify before you inherit an expensive surprise

0 of 55 resolved

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How to use this workbook

A check means you have supporting evidence or have documented why the item does not apply to your plan. Keep the document, source, date and responsible contact in your own file. The progress count measures resolved questions; it is not a permit or a verdict that the property is suitable.

Keep the answers in the property evidence log, and use the records-request template for office enquiries. The land-buying guide explains the investigation sequence; the budget guide turns findings into project and ownership costs.

Identify the property and every authority

A mailing address does not prove municipal limits, service districts, or the governing zoning authority.

Obtain the parcel number and current legal description.Confirm whether the parcel is inside an incorporated city or town.Record the zoning district and every overlay shown on the current map.Identify the building, floodplain, fire, road, water, wastewater, and utility authorities.Ask whether any pending code or map change affects the parcel.

Prove the intended residential use

Ownership alone does not establish a right to use land as a residence or campsite.

Describe the exact occupancy: year-round, seasonal, or temporary.Obtain the permitted-use table and definitions for the zoning district.Confirm the number of dwellings allowed and any minimum lot area, frontage, or setback.Ask whether a conditional use, variance, rezoning, or site plan is required.Get the answer in writing and save the name, office, and date.

Classify the exact dwelling

A cabin, manufactured home, site-built tiny home, and wheeled tiny home can trigger different rules.

Write down the dwelling type, dimensions, foundation, certification, and intended occupancy.Confirm that exact classification is allowed in the zone.Obtain the adopted building codes and local amendments that apply.Map the plan review, permit, inspection, and final occupancy sequence.Confirm whether owner-building is allowed and when licensed work or sealed plans are required.

Verify legal and physical access

A visible road is not necessarily a recorded right to reach the property.

Obtain the recorded deed, easements, title exceptions, and survey.Confirm legal access from a public road to the buildable area.Identify who maintains the road and how costs are allocated.Check driveway, culvert, road approach, grade, width, turnaround, and emergency-access requirements.Confirm realistic year-round access in local weather.

Establish an approvable water supply

Availability, legal right, permitability, quality, and dependable yield are separate questions.

Identify the proposed primary and backup water sources.For a well, review records, drilling requirements, water rights, likely depth, yield, and quality.For hauled water, confirm the source, storage, delivery access, treatment, and whether it is accepted for the dwelling approval.For rain or surface water, verify collection or diversion rights and approved end uses.Estimate year-round demand and obtain the documentation the permit authority requires.

Prove wastewater feasibility before closing

A failed site evaluation can change the dwelling plan—or stop it.

Identify the permitting authority and required site or soil investigation.Confirm setbacks from wells, water, property lines, buildings, slopes, and other features.Determine whether a conventional system is feasible and price any required alternative.Reserve the required replacement area.For composting or incinerating toilets, document how every remaining wastewater stream will be handled.

Confirm power, heating and utility obligations

Producing your own electricity does not answer whether the dwelling can be approved with each proposed independent system.

Describe standalone, grid-connected and backup equipment, including batteries, heating and fuel storage.Obtain the electrical, mechanical and fire permit requirements and final inspection sequence.Request written water, sewer and electricity connection or disconnection conditions for this parcel.Obtain applicable tariffs and fee schedules, including any charges that remain with little or no consumption.Have a qualified designer assess seasonal loads, storage, backup supply and maintenance access.

Resolve RV and temporary occupancy

A place to stay during construction needs its own documented use and sanitation plan.

State the vehicle or temporary dwelling, occupants, proposed dates and construction status.Ask planning to distinguish storage, camping, guest use and residential occupancy.Obtain any temporary-use approval, time limit, renewal conditions and construction-permit dependency.Confirm accepted water, wastewater, access and site-improvement arrangements.Record when occupants must leave and the alternative accommodation plan if construction is delayed; mark this group only after documenting that it is resolved or inapplicable.

Test the buildable site

A parcel can be large and still have little land that is both usable and approvable.

Overlay setbacks, easements, flood hazard, drainage, wetlands, slope, wildfire, and protected areas.Confirm grading, drainage, vegetation-clearing, and fire-mitigation requirements.Locate a feasible dwelling, access, well, wastewater, power, and fuel layout together.Price the work needed to make the site buildable.Have the relevant licensed professionals review high-risk assumptions.

Read the private rules

A government approval does not override enforceable deed restrictions or association rules.

Review every recorded covenant, restriction, easement, and agreement in the title commitment.Check association rules, architectural controls, and assessments.Confirm restrictions on dwelling size, appearance, RVs, livestock, utilities, rentals, and home businesses.Identify shared-road, gate, well, or maintenance agreements.Send unresolved documents to a qualified local attorney.

Build the approval and ownership budget

The land price is only the first number.

List application, review, impact, connection, inspection, and professional fees.Price access, earthwork, water, wastewater, power, heating, communications, and backup systems.Confirm taxes, insurance availability, financing conditions, and appraisal issues.Record recurring service, road, inspection, testing, maintenance, and renewal obligations.Keep a contingency for site and approval conditions discovered after design begins.

Before making an offer

Write down what could still make you walk away.

Turn unresolved questions into written contingencies, professional reviews, or a decision not to proceed. The goal is not to eliminate uncertainty—it is to know which uncertainty you are buying.