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Off-Grid Land Walk Checklist

Print this and take it to the parcel. Check what you can see, write what you were told, and circle anything you still have to confirm at the county office.

Before you go

  • Print the parcel map or tax map and the county's verdict card from the off-grid laws page
  • Know the road classification (town-maintained, Class 4, private, right-of-way) and who plows it
  • Ask the seller for: survey, deed with any easements or restrictions, perc test results, well log, septic permit, Current Use or conservation enrollment
  • Check the flood map and the wetlands map for the parcel
  • Check cell signal for your carrier at the pin on a coverage map; note what you saw

Getting there

  • Distance from the nearest plowed, maintained road to the build site: ______ ft
  • Grade of the access: flat / moderate / steep (would a fuel truck or concrete truck make it?)
  • Wet spots, culverts, or stream crossings on the access: ______
  • Who owns the access? Deeded right-of-way in writing? (circle) yes / no / unknown
  • Winter access: plowed by whom? Mud season: passable?

Sun and exposure

  • Facing direction of the best build spot: ______ (south-facing, open sky to the south = solar)
  • Trees or ridges blocking the southern sky, especially low winter sun: ______
  • Wind exposure (ridge, open field, sheltered hollow): ______
  • Cold-air pocket? (low spots hold frost and fog) yes / no

Water

  • Evidence of water: spring, stream, pond, wet ground, cattails, willows: ______
  • Neighboring well depths if known (ask, or check the state well database): ______ ft
  • Seasonal streams: flowing now? date ______ (dry-season flow is what matters for hydro or a water source)
  • Roof catchment potential: rainfall here ______ in/yr (from the site report)
  • Flooding or standing water signs near the build site: ______

Ground and building

  • Soil: sandy / loam / clay / ledge near surface (dig a shovel test if allowed)
  • Perc test on file? yes / no. If no, make the purchase contingent on one
  • Level building site of adequate size? Setbacks from lines, road, water look achievable?
  • Slope and drainage away from the build site: ______
  • Existing structures, junk, buried tanks, old foundations: ______

Neighbors and context

  • Nearest neighbor ______ ft. Dogs, noise, activity, farm operations: ______
  • Nearby land uses that could change (logging, gravel pit, development, hunting camp): ______
  • Hunting season pressure on or around the parcel: ______
  • Nearest hospital ______ mi, fire station ______ mi, hardware ______ mi, grocery ______ mi (from the site report)

Legal, to confirm at the town or county office

  • Zoning district and what it allows for dwellings, minimum lot size, minimum dwelling size
  • Can you camp, park an RV, or live in a cabin while building? For how long?
  • Building permit required for your structure? Septic permit process and who does the site evaluation?
  • Composting toilet, greywater, rainwater, and well rules; any required utility connection
  • Current Use / conservation enrollment: what it restricts, penalties for withdrawal
  • Road frontage requirements; is the access legally buildable frontage?
  • Property taxes last year $______ and how they are assessed on off-grid improvements

Walk away if

  • No deeded legal access, or access "by agreement" with nothing in writing
  • Seller will not allow a perc test or a septic site evaluation before closing
  • The build site is in a floodplain, a wetland buffer, or on ledge with nowhere for a septic field
  • The county says the dwelling you intend is not allowed, and you cannot live with what is allowed

From liveoffthegrid.com. Research aid, not legal advice. Confirm every rule with the local zoning and health offices before you buy or build.