NH Land Buyer Checklist

Printable Version

Here's a comprehensive New Hampshire Land Buyer's Checklist tailored for buyers in the Lakes Region and across the Granite State. As a Realtor® specializing in land (with my background in banking, mortgages, insurance, and septic systems), I created this to help you avoid common pitfalls like unbuildable lots, hidden wetland issues, or surprise financing hurdles.Use this step-by-step guide during your due diligence period—print it out, check items off, and consult professionals (attorney, surveyor, septic designer, etc.) as needed.

1. Define Your Goals & Budget First

Clarify intended use: Build a primary home? Vacation cabin? Recreational/hunting? Farming? Subdivision? Off-grid?
Set realistic budget: Include land price + closing costs + surveys/tests + development (septic/well/driveway/power) + potential contingencies (e.g., 20–50% extra for rural builds).
Research comparable sales ("comps") in the town for fair market value.

2. Verify Legal & Title Aspects

Obtain and review a recent title search (your attorney or title company handles this): Check for liens, judgments, back taxes, or clouds on title.
Review the deed: Look for easements, rights-of-way, restrictions, conservation easements, or deed restrictions (e.g., no mobile homes, animal limits).
Confirm legal access: Is there deeded road frontage or a recorded easement?

3. Check Zoning, Land Use & Restrictions

Contact the town planning/zoning office: Confirm zoning district and permitted uses (residential, rural, commercial? Minimum lot size? Setbacks?).
Ask about building restrictions, subdivision rules, or moratoriums.
Check if enrolled in Current Use program (tax benefits for open space/farmland—great for lower taxes, but penalties if you develop).
Review any HOA covenants (if applicable—rare on raw land but check).

4. Assess Physical & Environmental Factors

Walk the property boundaries: Use a recent survey (recommend getting your own if none exists or it's old). Locate corners, flags, or markers—tax maps are often inaccurate.
Evaluate topography, drainage, and flood risk: Check FEMA flood maps; look for wet spots, slopes, or poor drainage.
Identify wetlands/prime wetlands/shoreland: Use NH GRANIT viewer or hire a wetland scientist—NH has strict DES regulations; setbacks can make large areas unbuildable.
Soil & percolation test: Crucial for septic feasibility—hire a licensed septic designer to perform a perc test and design (some NH lots fail due to poor soil or high water table). There are alternative septic systems these days but they can be far more expensive than a “typical system”
Check for protected habitats, endangered species, or conservation overlays.

5. Utilities & Infrastructure

Electricity: Proximity to poles/lines? Cost to bring in power (can be $10k–$50k+ in rural areas)?
Water: Well needed? Test nearby wells for yield/quality (arsenic/radon common in NH); check water rights if any.
Septic/Waste: No public sewer in most rural areas—confirm septic viability early (my specialty—many buyers overlook this).
Internet/cell: Check coverage (Starlink often needed in remote spots).
Driveway/road: Legal and practical access? Winter plowing? Maintenance responsibilities?

6. Inspections & Professional Reports

Hire a surveyor for a boundary survey/stakeout if boundaries unclear.
Septic evaluation/design (required for many transfers, especially waterfront).
Soil/perc test + site evaluation.
Environmental site assessment if concerns (e.g., old dumps, contamination).
Radon/water testing if building soon.

7. Taxes, Costs & Future Implications

Review current property taxes + any special assessments.
Understand impact fees, betterment fees, or future development costs.
If in Current Use: Know change-of-use penalties (can be significant).
Factor in closing costs, transfer taxes, and attorney fees.

8. Final Steps Before Closing

Walk the land multiple times (different weather/seasons if possible).
Consult your Realtor®, real estate attorney, lender (if financing—land loans are stricter), and town officials.
Get everything in writing—contingencies in the offer for inspections, tests, and approvals.

Buying land in NH can be rewarding, but surprises like wetland buffers, failed perc tests, or access issues derail many deals. Start with zoning and septic feasibility—they kill the most dreams.If you'd like a printable PDF version, expansions on any section (e.g., septic tips from my experience), or help applying this to a specific listing, just let me know—happy to guide you through it!