✅ Raw Land Due Diligence Checklist
This checklist is the actionable tool corresponding to the essential steps outlined in the article, “The Investigator’s Blueprint: Essential Due Diligence for Raw Land Investing.” Using this systematic guide during your due diligence period helps you confirm the property’s legal status, evaluate its suitability for your investment goals, and mitigate the risks associated with raw land purchases.
Phase 1: Legal and Boundary Integrity
| Checklist Item | Action Required | Investor Goal |
| Title Search Complete | Order a title search from a reputable title company. | Confirm clear ownership and reveal any existing liens or judgments. |
| Title Insurance Secured | Purchase a title insurance policy. | Protect against financial loss from future title claims or undiscovered defects. |
| Current Survey Ordered | Hire a licensed surveyor to stake and document the boundaries. | Establish legal property lines and confirm acreage. |
| Legal Access Confirmed | Review documents for legal, recorded access to a public road (easement or right-of-way). | Avoid purchasing a landlocked property. |
| HOA/POA Review | Obtain and review Covenants, Conditions, and Restrictions (CC&Rs) if applicable. | Understand any rules or fees that could restrict your use or incur costs. |
Phase 2: Regulatory and Use Feasibility
| Checklist Item | Action Required | Investor Goal |
| Zoning Confirmed | Contact the local Planning Department with the Assessor’s Parcel Number (APN). | Verify the property’s zoning (e.g., R-1, Commercial, Agricultural) aligns with your intended use. |
| Building Restrictions Checked | Confirm setbacks, maximum building height, and minimum lot size requirements. | Ensure potential development fits within municipal rules. |
| Utility Availability | Contact local water, power, gas, and sewer providers. | Determine the cost and feasibility of extending services to the property line. |
| Future Planning Review | Ask the Planning Department about any known future public projects (roads, schools) in the area. | Assess if the land is in the “path of progress” or scheduled for possible eminent domain. |
| Permitting Process Understood | Document the required steps and estimated timelines for obtaining necessary permits (if developing). | Plan the project timeline and budget accurately. |
Phase 3: Environmental and Physical Assessment
| Checklist Item | Action Required | Investor Goal |
| Flood Zone Check | Review FEMA Flood Maps online using the property address or coordinates. | Identify flood risks that require expensive insurance or prevent building. |
| Wetlands Delineation | Consult with an environmental consultant if wetlands are suspected. | Avoid federal and state penalties and development restrictions on protected areas. |
| Soil/Septic Test | Hire an engineer to perform a percolation test (perc test) if a public sewer connection is unavailable. | Confirm the soil can support a septic system for residential/commercial use. |
| Topography Assessed | Review topographical maps and walk the land to note slopes and rock formations. | Estimate potential grading and excavation costs. |
| Contamination Check (Phase I ESA) | Order a Phase I Environmental Site Assessment if the land has a prior commercial or industrial use. | Check for potential hazardous contamination that creates environmental liability. |