Dirt Work BlueprintLAND PLANNING
The Land Planning Master Checklist
Land Evaluation · Soils · Septic · Wells · Locates · Costs · Build Sequence
Most landowners don't run into problems because building is complicated — they run into problems because they miss key steps early on. Know what to look for before you ever move dirt.
LEGAL & PERMITS
- Verify zoning requirements
- Check property setbacks
- Identify wetlands or restricted areas
- Review all easements (access, utility, shared)
LAND EVALUATION
- Walk every corner of the property — not just the flat part
- Identify slope category: flat (0–3%), moderate (3–15%), steep (15%+)
- Trace natural drainage paths from high points to low spots
- Map buildable areas: good slope, soil, space for house + septic + well
SOILS & MATERIALS
- Identify soil type: sandy, clay, loam, organic, or rocky
- Watch for clay soils — problematic for septic and foundations
- Remove organic/peat layers before any structural work
- Ask contractor to probe for bedrock before finalizing price on excavation
ACCESS & DRIVEWAY
- Plan driveway location before finalizing house layout
- Check sight lines and slope at the road connection point
- Plan drainage along driveway (ditches, culverts)
DRAINAGE
- Identify how water moves across the property during heavy rain
- Locate low spots and runoff paths — don't block natural drainages
- Plan culverts at natural drainage crossings before building driveway over them
HOUSE PAD & LAYOUT
- Start with access and septic location — then position the house
- Place structures on high ground — let drainage patterns guide layout
- Evaluate cut vs fill — cut material can often be reused on site
SEPTIC & WELL
- Map possible septic locations first — then position the house around them
- Start perc test and septic permit process early
- Verify required separation distance between well and septic (typically 100 ft+)
LOCATES & SAFETY
- Call 811 before any digging, trenching, or excavation — required by law
- Submit locate request 2–3 full business days before planned dig date
- Photograph all locate markings before work starts
UTILITIES
- Locate nearest power pole and determine if easement is required
- Plan all utility routes before any grading — trench open ground, not finished roads
- Bury water lines below local frost depth (typically 4 ft+)
PROJECT COSTS & BIDS
- Get at least 3 bids before committing to any contractor
- Require itemized bids — line items for equipment, labor, materials, and mobilization
- Identify what is excluded from the scope before signing
BUILD SEQUENCE (ORDER OF OPERATIONS)
- Phase 1: Walk and evaluate the land before any layout decisions
- Phase 2: Pull permits and start perc test before breaking ground on anything
- Phase 3: Call 811 and complete all locates before any digging
- Phase 4: Clear trees, brush, and debris to create a workable site
Missing even one of these steps can cost thousands.