Land due diligence checklist

Due diligence is where a land deal is won or lost. The items a development purchase usually covers, and why each one matters.

Updated October 2026 · By the Land Shark team

Title

• A title commitment, with every exception read: easements, restrictive covenants, rights-of-way, mineral or timber reservations, liens.
• Copies of every recorded document the commitment lists.

Survey

• An ALTA/NSPS Land Title Survey to the current standards (in effect since February 23, 2026), with the optional items your lender and engineer need.
• The title exceptions plotted, so you can see where each easement sits.

Environmental

• A Phase I Environmental Site Assessment to ASTM E1527-21, the standard EPA recognizes for “all appropriate inquiries.”
• A wetland delineation and, where wetlands are present, a jurisdictional determination from the U.S. Army Corps of Engineers (see wetlands and flood zones).
• A review for protected species and critical habitat.
• A check for known historic or archaeological sites with the State Historic Preservation Office.

The site

• Geotechnical: soil borings for bearing capacity, groundwater and unsuitable soils.
• Utilities: written availability or capacity letters from the sewer and water providers. No sewer often means no deal.
• Access and traffic: driveway permits and whether a traffic study will be required.
• Stormwater: where the water goes and how much pond the site will need.

The plan and the decision

• A concept plan with the real lot or building count after wetlands, buffers, ponds and roads.
• The zoning path: allowed today, or a rezoning with its own entitlement period (see the rezoning process).
• The numbers re-run with the real yield and costs (see how raw land is valued).
• A written decision before the deadline, knowing exactly when the earnest money goes hard.

This checklist is general information, not legal, engineering or environmental advice. Your contract, lender and local rules decide what is required.