Land Due Diligence and Property Information Disclaimer

LandShiloh · Legal information
Last Updated: November 6, 2026.

01 · Purpose and allocation of responsibilities

LandShiloh provides land information to help organize research and inquiries. A parcel’s suitability depends on its specific condition, legal rights, proposed use, location, and timing. Buyers should investigate material issues before committing funds or allowing contingencies to expire; sellers should provide accurate information and make required disclosures. This notice does not transfer or waive a broker’s statutory duties, excuse fraud or misrepresentation, or replace the parties’ written contract.

02 · Sources, dates, and verification limits

Information may come from owners, brokers, assessors, GIS systems, listing services, maps, aerial photographs, reports, or vendors. Records can be outdated, incomplete, inconsistent, approximate, or prepared for a different purpose. Tax classifications, postal addresses, parcel identifiers, and marketing labels do not establish legal rights or permitted use. Request the original source, date, scope, assumptions, and any subsequent changes. Unless specifically stated in a written scope, marketing information should not be treated as an independent survey, title examination, appraisal, engineering analysis, environmental assessment, or government approval.

03 · Acreage, boundaries, surveys, and title

Confirm the legal description, recorded ownership, parcel configuration, surveyed boundaries, encroachments, easements, setbacks, and rights-of-way with appropriate title and surveying professionals. Assessor acreage, fence lines, GPS points, online outlines, and aerial overlays may differ from surveyed or legally conveyable acreage. Review the title commitment, exceptions, recorded instruments, and proposed policy coverage. Title insurance has terms, exclusions, exceptions, and limits; it does not establish every aspect of physical suitability.

04 · Access and road obligations

Physical access is different from legally enforceable access. A visible road, track, gate, or neighbor’s permission does not establish a recorded, transferable right to use it. Verify public-road status, easement location and permitted use, width, maintenance and cost obligations, seasonal conditions, bridge or vehicle limitations, emergency access, and whether lenders or permitting authorities accept the access arrangement. Do not assume the government maintains a road or that an easement authorizes utilities or development.

05 · Zoning, entitlements, and development

Confirm current zoning, overlays, minimum lot size, density, setbacks, height limits, parking, access standards, subdivision rules, building permits, and the specific intended use with the responsible authority. Comprehensive-plan designations and nearby development do not guarantee rezoning, variances, subdivision approval, or utility extensions. Investigate manufactured homes, RV occupancy, camping, short-term use, agricultural operations, commercial activity, industrial uses, and off-grid living separately. Preliminary staff comments are not necessarily binding approvals. Entitlements may expire or impose conditions, fees, dedications, or infrastructure obligations.

06 · Water, wells, and water rights

Determine whether a lawful and adequate water source exists for the intended use. Investigate water rights, permits, transferability, priorities, restrictions, well registration and construction records, shared-well agreements, pump condition, yield, depth, water quality, treatment needs, drought exposure, and drilling costs. A nearby well does not prove water is available on the parcel. Water hauling and storage may be restricted. Surface-water access, riparian rights, irrigation rights, and groundwater rights require separate verification; ownership of land does not necessarily include every water right.

07 · Utilities, wastewater, and connectivity

Verify service-provider boundaries, actual connection points, capacity, extension rights, easements, engineering requirements, fees, and written cost estimates for electricity, gas, water, sewer, telephone, and internet. A utility pole or line near a boundary does not prove available or affordable service. Check septic permits, site evaluation, soils and percolation suitability, reserve area, setbacks, system condition, capacity, and wastewater rules. Solar or other off-grid systems may still require permits and may not satisfy every occupancy requirement.

08 · Terrain, soils, drainage, and natural hazards

Investigate slope, buildable area, grading limits, geotechnical stability, erosion, subsidence, expansive soils, rock, drainage, washes, floodplain and floodway conditions, wildfire exposure, seismic risks, and other locally relevant hazards. Map designations do not rule out site-specific flooding or drainage problems. Obtain appropriate professional review and cost estimates for access, foundations, retaining structures, drainage work, and insurance. Conditions and hazard maps can change.

09 · Environmental and cultural constraints

Consider prior uses, dumping, tanks, contamination, hazardous substances, adjacent activities, wetlands, waterways, protected species and habitat, conservation restrictions, archaeological or cultural resources, and required environmental permits. Vacant appearance does not establish that land is uncontaminated or unrestricted. Environmental liability may arise independently of who caused contamination. Consult qualified environmental and legal professionals about assessment standards, investigation timing, and protections relevant to the transaction.

10 · Minerals, timber, leases, and other interests

Confirm whether mineral, oil and gas, timber, grazing, hunting, water, development, and other rights have been reserved, severed, leased, or encumbered. Surface ownership may coexist with another party’s entry or extraction rights. Investigate agricultural tenancies, crop rights, grazing permits, conservation easements, licenses, occupancy, and renewal or termination rights. A broker’s use of a label such as ranch, recreational, agricultural, or timberland does not establish ownership of these interests.

11 · Taxes, associations, and ongoing costs

Review current and delinquent taxes, tax liens, assessments, special districts, rollback or recapture exposure, exemptions, agricultural classification requirements, and changes likely after transfer or development. Investigate associations, covenants, architectural rules, private-road agreements, maintenance duties, dues, transfer charges, and special assessments. Taxes shown in an older listing are not a guaranteed future obligation. Estimate holding costs, insurance, security, fencing, weed control, and required land management.

12 · Price, financing, and investment assumptions

An asking price, price-per-acre calculation, projection, or comparable sale is not a guarantee of market value, appreciation, resale liquidity, rental income, or development profit. Verify the acreage denominator and included rights before comparing prices per acre. Lender eligibility, down payment, appraisal, interest rate, closing costs, seller financing, balloon payments, and collateral terms require separate review. Obtain independent financial, tax, and legal advice for exchanges, entity structures, subdivision plans, and investment decisions.

13 · Inspections, deadlines, and safe access

Use written contract provisions to obtain access, documents, inspections, contingencies, and sufficient time. Track objection, cancellation, financing, title, and closing deadlines; a pending question does not automatically extend them. Secure owner permission and permits before entering or conducting surveys, drone flights, sampling, drilling, excavation, or other testing. Rural land can have animals, unstable terrain, open wells, restricted roads, and limited communications or emergency access. Do not rely on website directions as permission or a safety assessment.

14 · Corrections and transaction-specific disclosures

Report a suspected factual error with the listing address or parcel identifier and the relevant source. Information should be corrected when substantiated, but a report is not a promise of immediate action. Required seller and brokerage disclosures, public reports, written warranties, and contractual remedies remain applicable. No general disclaimer eliminates a legal disclosure obligation or prevents a buyer from asking for verification.

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