Finding Land for a Custom Home: Tests & Access

Why a Buy Land Checklist Saves Time and Money

Buy land checklist: avoid costly mistakes with must-do tests, utilities, zoning, and access guidance for your custom home site. Download the checklist now.

Buying land for a custom home is exciting, but it is easy to miss a detail that can stall your project or blow your budget. A clear buy land checklist gives you a step-by-step path to follow, from zoning and soil testing to utilities and road access. At Bower Design and Construction, we have helped families across Southeastern Wisconsin find and prepare home sites since 1978. We built this guide to help you move forward with confidence and avoid common pitfalls.

The Ultimate Buy Land Checklist

Use this quick overview as your starting point. We break each item down in the sections below and show you exactly what to verify before you make an offer.

Confirm zoning, setbacks, and buildable area
Order a boundary and topographic survey
Test soils and perc for septic feasibility
Check floodplain, wetlands, and drainage patterns
Verify legal road access and driveway permits
Map out utilities for power, gas, water, sewer, and internet
Estimate costs for extensions, wells, septic, and grading
Review deed restrictions, HOA rules, and easements
Investigate future land use and nearby developments
Plan site layout, home orientation, and outbuildings
Align budget, financing, timeline, and builder support

Zoning, Setbacks, and Local Rules

Confirm Zoning and Future Land Use

Check the zoning district for your parcel and confirm your intended home is allowed. Ask the local planning department for the future land use map so you know what might change nearby. Even a quiet road can become busier as an area grows. Your buy land checklist should include these items because zoning affects setbacks, building height, and lot coverage, which together determine your buildable area.

Get zoning district and permitted uses in writing
Ask about minimum lot size and impervious surface limits
Request setback distances from front, rear, and side lot lines
Determine accessory building rules for garages, sheds, or pole barns
Review noise, lighting, and fence regulations

Deed Restrictions, HOAs, and Private Covenants

Legal restrictions can be stricter than zoning. Deeds, subdivision rules, and homeowners associations may set minimum square footage, roof pitches, exterior materials, and height limits. If you want room for an outbuilding, RV parking, or a large porch, confirm it is allowed.

Request and read all covenants and HOA bylaws
Check rules for architectural review and timelines
Verify pets, fencing, and landscaping rules
Confirm short-term rental and home business restrictions

Must-Do Land Tests

Soil and Perc Testing

Soil testing is one of the most important steps in your buy land checklist. In many parts of Wisconsin, a perc test is needed to design a septic system. The test measures how quickly the soil absorbs water. Result types will drive your system design and cost. A conventional system is usually the least expensive. A mound or advanced treatment system costs more and needs more space. If a perc test fails, you may still be able to build, but you will need engineering and approvals.

Hire a licensed soil tester to evaluate multiple locations
Map setbacks for septic and well separation
Ask for written results and system type recommendations
Use results to set your home location and driveway layout

Boundary and Topographic Surveys

A boundary survey confirms property lines, corners, and easements. A topographic survey shows elevations, slopes, and features like trees, ditches, and swales. Together, these two surveys help you place the home, calculate driveway grades, and plan drainage. They also protect you from building over a line or into a protected area.

Order a current boundary survey by a licensed surveyor
Add topographic contours at 1 or 2 foot intervals
Request marked setbacks and buildable envelope
Ask the surveyor to flag corners and important lines on site

Environmental Reviews

Some lots look perfect until you check wetlands, floodplain, or protected habitat. Use available maps and, when needed, hire a professional to verify boundaries. Building in a wetland or floodplain can add months of delays and thousands in costs. It is best to know early.

Check FEMA flood maps and local floodplain overlays
Review state wetland inventory and consider a field delineation
Walk the site after rain to spot standing water and flow paths
Ask about historic fill or buried debris that could affect foundations

Well Water Testing and Water Sources

If you need a private well, ask nearby owners about water quality and depth to water. Local well drillers are a great resource. After drilling, have the water tested for bacteria and minerals. These results affect filtration needs and long-term maintenance costs.

Estimate well depth and pump size with a local driller
Test for bacteria, nitrates, and hardness
Plan space for a pressure tank and treatment equipment

Utilities and Access

Power, Gas, and Internet

Utility access can be the difference between an affordable build and a surprise budget hit. Call providers for written estimates and timelines. Note that trenching through rock, wetlands, or long distances can raise costs.

Get electric service location, voltage, and transformer needs
Confirm gas availability or plan for propane
Ask internet providers about fiber or cable availability and speeds
Map the route for trenching and restoration

Water, Sewer, and Septic

If municipal water or sewer is nearby, ask for connection fees, tap costs, and assessments. If not available, your septic and well plan must meet codes and setback rules. Your buy land checklist should include room on the lot for a primary and future replacement drain field.

Verify utility depths and connection points with the municipality
Plan septic locations that avoid steep slopes and poor soils
Keep clear zones for wells, septic tanks, and drain fields

Road Access, Driveways, and Easements

Legal and physical access are not the same. You might see a path, yet still lack a recorded easement. For driveways on county or state roads, you may need a driveway permit and a culvert. Long or steep driveways need careful grading and snow removal planning.

Confirm a recorded access easement and maintenance agreement
Check width and slope for emergency vehicle access
Review driveway permit requirements and sight distance
Budget for culverts, base gravel, and paving

Drainage, Grading, and Stormwater

How Water Moves Across Your Lot

Good drainage protects your home, driveway, and landscaping. A topographic survey helps you see where water naturally wants to go. Plan grading to keep water away from the foundation and off shared roads. Some areas require a stormwater plan that includes infiltration, swales, or rain gardens.

Set finished floor elevation above nearby low spots
Direct downspouts to planned drainage paths
Use swales, berms, and stable ditches to manage runoff
Protect trees and topsoil during grading to reduce erosion

Budget and Timeline Planning

Hidden Costs to Include Up Front

The total cost to build includes more than the house itself. When comparing land options, add line items for site prep, utility runs, driveway, septic, well, permits, surveys, and engineering. Small increases across several items can add up fast. A thorough buy land checklist forces you to price each piece before you commit.

Surveys, soil tests, and environmental reviews
Permits, impact fees, and utility connection fees
Land clearing, tree removal, and stump grinding
Driveway construction, culverts, and paving
Well drilling, septic system, and filtration
Grading, drainage, and erosion control
Temporary power and construction access

Seasonal Timing in Wisconsin

In Southeastern Wisconsin, frost depth, spring thaw, and wet seasons affect schedules. Perc testing, tree clearing, and grading are easier in certain months. If you plan well, you can save time and avoid rework.

Schedule perc tests and surveys early to inform design
Plan driveway install before heavy equipment arrives
Expect spring permits to take longer due to seasonal volume

Site Design That Makes Your Home Better

Orientation and Natural Light

Place your home to capture light and views, while protecting privacy. A south-facing orientation can improve energy performance and comfort. Consider window placement, porch shading, and roof overhangs.

Slope, Walkouts, and Outdoor Living

Even a small slope can allow a walkout basement or daylight windows. Map patios, decks, and future outdoor spaces now so utilities and footings land in the right place.

Trees, Wind, and Noise

Keep healthy trees when possible for shade and wind protection. Use landscaping to block road noise and frame views. Plan for snow drifting patterns around driveways and entries.

Room for Today and Tomorrow

If you want a shop, pole barn, or future addition, reserve a pad area and verify setbacks now. Bower Design and Construction also builds post-frame structures, so we can plan outbuildings alongside your home design for a seamless look and efficient utility runs.

Financing, Title, and Insurance

Land Loans and Construction Loans

Ask lenders about land loans and one-time close construction loans. Loan terms can depend on utility access, zoning, and build timelines. Your buy land checklist should include a realistic schedule that aligns with your lender’s draw requirements.

Title Work and Easements

Order a title commitment and review all recorded documents, especially easements for shared driveways, utilities, and drainage. Make sure the survey aligns with the legal description. Title insurance can protect you from issues that are not obvious.

Insurance During Construction

Discuss builder’s risk and liability coverage. Confirm who carries each policy and when coverage starts. Bower Design and Construction can guide you on timing and paperwork so there are no gaps.

Common Red Flags and Fixes

Soft or saturated soils: get geotechnical advice and budget for soil corrections
Perc failure: explore alternative septic designs or relocate the system area
No recorded access: negotiate an easement before closing
High utility costs: price solar, propane, or alternative internet options
Heavy road noise: adjust home placement and design sound buffers
Steep driveway grades: re-route or add switchbacks and proper drainage
Floodplain or wetlands: confirm boundaries and consider elevating the building pad

Wisconsin-Specific Tips for Land Buyers

Southeastern Wisconsin has a mix of rural, suburban, and growing corridors. Counties and towns can have unique rules for driveway permits, culverts, erosion control, and stormwater. In many areas, a licensed soil tester and a sanitary permit are required for septic systems. For driveways on state highways, talk with the Wisconsin Department of Transportation about sight distance and access points. The Wisconsin Department of Natural Resources provides useful maps for wetlands and water resources, and local staff can point you to field verification if needed.

Winter weather and spring thaw can limit when heavy equipment can access your site. Plan site work when soils are firm and stable. For basements, frost depth requirements affect footing and foundation design. Bower Design and Construction understands these local factors and times construction to reduce delays.

How Bower Design and Construction Guides Your Land Purchase

Bower Design and Construction is a family-owned builder based in Union Grove, Wisconsin. We have served Southeastern Wisconsin since 1978 with custom homes, remodeling, additions, and post-frame construction. Our team is known for strong work ethic, high quality craftsmanship, and clear communication. We hold the State of Wisconsin Dwelling Contractor certification and are active members of the Union Grove Chamber of Commerce.

When you bring us into your land search early, we help you avoid surprises. We walk the site with you, review surveys and perc tests, coordinate with utilities, and sketch a site plan that fits your budget and goals. Our design-build approach means your floor plan, engineering, and site work all align from day one. If your lot needs special solutions, we can design the structure and grade plan to fit the land, not fight it.

Site walks to evaluate building pads, views, and access
Coordination of soil testing, surveys, and drainage planning
Utility strategy and cost comparisons
Driveway, culvert, and permit guidance
Custom home design tailored to your lot
Construction with a focus on durability and detail

Frequently Asked Questions

Should I test soil before I buy the land?

Yes. Make your offer contingent on soil and perc test results. The test affects septic design, home placement, and cost. It is a must-have item on any buy land checklist.

How do I know if I have legal access?

Ask your title company and surveyor to confirm a recorded easement or direct road frontage. A visible path is not enough. You need a document that clearly grants access.

What if utilities are far away?

Get written estimates for extension costs and timelines. Compare the total site cost to the value of the lot. Sometimes a lower priced lot becomes more expensive than a ready-to-build site once you add utility and driveway work.

Do I need a builder before I buy land?

You do not need one, but it helps. A builder like Bower Design and Construction can flag issues early, shape your budget, and design a home that fits the lot. In our experience, early planning reduces change orders and delays.

Your Next Step

Buying land for a custom home should be fun, not stressful. With a clear buy land checklist, the right tests, and a trusted builder, you can make strong decisions and stay on budget. If you are exploring land in Southeastern Wisconsin, Bower Design and Construction would be happy to walk a site with you, coordinate testing, and map out a build plan that fits your goals.