Buying Land: Zoning, Perc Tests, Utilities, Surveys & Access – A Due‑Diligence Checklist

Purchasing a vacant parcel can feel like solving a puzzle—each piece—zoning, water, road rights, and soil—must fit together before the picture is complete. This guide walks you through every major consideration with a warm, step‑by‑step approach so you can move forward confidently.

1. Start With Zoning: What Can You Build?

Zoning ordinances are local regulations that dictate how land may be used. They affect everything from the size of a future home to whether a tiny house or a commercial storefront is even permitted. Before you fall in love with a scenic lot, verify its zoning classification and any overlay districts (e.g., historic or flood‑plain overlays) that could impose extra restrictions.

How to Check Zoning

The quickest way is to visit the planning department’s website for the municipality where the parcel sits. Look for a “Zoning Map” or an interactive GIS portal, then locate your parcel by address or APN (Assessor’s Parcel Number). If you’re unsure how to interpret the map, request a zoning verification letter from the county assessor—most offices provide this service free of charge.

Zoning Categories at a Glance

If the land’s zoning does not match your intended use, you may be able to apply for a variance or rezoning. Keep in mind that such requests can take months and are never guaranteed.

2. Perc Tests: Is the Soil Ready for a Septic System?

A percolation (perc) test measures how quickly water drains through the soil—a critical factor when municipal sewer service is unavailable. Most rural parcels rely on an onsite septic system, and local health departments will not approve a septic install unless the soil meets minimum absorption rates.

What Happens During a Perc Test

A licensed soil engineer drills one or more test holes (typically 6‑12 inches in diameter) to a depth of about 24‑30 inches. After allowing the hole to settle, water is poured into it and the rate at which it disappears is recorded over a set period—usually minutes per inch.

Interpreting Results

• Fast percolation (1–2 min/inch): Ideal for standard septic systems.
• Moderate (2–5 min/inch): May require a larger leach field or alternative designs such as mound systems.
• Slow (>5 min/inch) or no percolation: Typically disqualifies the site for conventional septic; you may need an engineered solution, a holding tank, or connection to municipal sewer (if available).

If a perc test fails, it’s often cheaper to walk away before closing than to spend thousands on an engineered system that may still be subject to local approvals.

3. Utilities: Power, Water, Gas & Internet

Even if you plan a tiny house or off‑grid cabin, knowing where utilities can be tapped is essential for budgeting and future resale value. The four primary utility considerations are:

• Electricity: Verify whether the parcel lies within an existing service area. Contact the local electric cooperative or investor‑owned utility to obtain a “serviceability” letter.
• Water: If municipal water is available, request a water availability map; otherwise, plan for a well—check groundwater depth and any required permits.
• Natural Gas: Many rural areas lack gas lines. A propane system may be the only option, but confirm local regulations regarding storage tanks.
• Telecommunications (Internet & Phone): Check with providers for DSL, cable, fiber, or satellite coverage. Remote locations often rely on fixed‑wireless or satellite solutions.

When utilities are not on site, calculate the cost to bring them in. Trenching a power line can run $10–$20 per foot, while drilling a well may range from $5,000 to $15,000 depending on depth and geology.

4. Land Surveys: Defining Boundaries & Identifying Encroachments

A professional land survey provides a precise map of property lines, easements, right‑of‑ways, and any structures that may intrude onto the parcel. Without it, you risk purchasing land with hidden encroachments—like an adjoining neighbor’s fence crossing your boundary.

Types of Surveys

The surveyor will place stakes at the corners of your lot and provide a plat that can be filed with the county recorder. Keep this document for future reference—it’s often required when applying for building permits or during resale.

5. Legal Access: Roads, Easements & Right‑of‑Way

A parcel without guaranteed access is essentially landlocked and may never be usable. Two main concepts govern access:

• Public Road Frontage: If the property abuts a public road, confirm that the road is maintained by the municipality or county.
• Easement Access: For parcels accessed via a neighbor’s driveway or an internal private road, obtain a recorded easement granting legal right‑of‑way. An easement should specify width, maintenance responsibilities and duration (often “in perpetuity”).

Ask the seller for any existing easements on file with the county recorder. If none exist, negotiate an easement agreement before closing—otherwise you risk future disputes that can block construction.

A Complete Due‑Diligence Checklist

• Zoning Confirmation: Obtain a zoning verification letter and review any overlay districts.
• Perc Test Results: Secure a certified percolation report; note any required septic system modifications.
• Utility Serviceability: Gather letters from electric, water (well), gas (or propane) and telecom providers.
• Land Survey: Order at least a boundary survey; consider topographic if you’ll be grading or building on slopes.
• Easement & Access Review: Verify legal right‑of‑way, document it in the deed or separate agreement.
• Environmental Checks: Look for floodplain maps, wetlands designations, and any known contamination (e.g., former industrial sites).
• Title Search & Insurance: Conduct a title search to uncover liens, unpaid taxes, or prior judgments; purchase title insurance.
• Building Permit Feasibility: With zoning and utilities confirmed, check the local building department for permit requirements and any design restrictions (e.g., setbacks).

Running through this list before you sign a purchase agreement reduces surprise costs and protects your investment from costly legal battles later on.

Key Takeaways

• Zoning determines what can be built; always verify the exact classification and any overlays.
• A successful perc test is essential for onsite septic systems—failed tests often mean walking away.
• Confirm utility serviceability early to avoid surprise extension costs.
• A professional land survey protects you from boundary disputes and clarifies easements.
• Legal access via a public road or recorded easement is non‑negotiable for a usable parcel.

FAQ

Q: Can I build a commercial building on residentially zoned land?
A: Generally no; you would need to apply for a zoning change or variance, which is not guaranteed and can be time‑consuming.

Q: How long does a perc test take?
A: The field work usually takes one day, but the lab analysis and final report can take 5–10 business days.

Q: What if my parcel is landlocked with no road access?
A: You must secure a legal easement from an adjacent property owner; without it, you cannot legally reach your land.

Q: Do I need a survey for every purchase?
A: While not always required by law, a boundary survey is highly recommended to confirm the exact lines and avoid future disputes.

Q: Is title insurance necessary for raw land?
A: Yes—title insurance protects you against hidden liens, errors in public records, or undisclosed ownership claims that could surface after closing.

Take Action with Simplicity Real Estate Solutions

If the due‑diligence process feels overwhelming, remember you don’t have to navigate it alone. Our team of experienced real estate professionals can guide you through zoning research, coordinate perc testing, and connect you with trusted surveyors—all while keeping your goals front and center.