“Unrestricted”
Ask which recorded restrictions were searched, whether an HOA or architectural review exists, and which public zoning and building rules still apply.
Pre-offer parcel evidence worksheet
Buying Land for a Tiny House? Check the Parcel Before You Offer
Do not treat “unrestricted,” “tiny-home friendly,” or “utilities nearby” as proof. Before money is at risk, retain evidence for the exact parcel and government, intended home and use, legal access and restrictions, wastewater and water, utilities, and site constraints.
This page does not list land. Use it after finding a parcel or listing. It organizes evidence; it does not decide legality, approval, or buildability.
Reviewed: 2026-08-10
Start here
Four things to name before you rely on a listing
A mailing address, seller label, or county name can point to the wrong rules. Tie every later answer to the same parcel, authority, home, and intended use.
- 1Exact parcel
Save the APN or another private label and the assessor or GIS record. Do not enter a full address here.
- 2Controlling government
Identify the incorporated city, unincorporated county, or other authority that controls this parcel.
- 3Home category
Name the actual foundation dwelling, ADU, manufactured home, movable tiny house, park model, or RV path.
- 4Intended use
State whether the plan is primary, accessory, rental, or temporary/RV occupancy.
Build your evidence file
What is documented, claimed, conflicting, or still unknown?
Use Claim only for listing, seller, builder, or verbal statements without retained proof. Use Source saved only when you kept the official record, written response, document, or qualified report.
Your parcel file
Start with the project context
Select the parcel stage, controlling government status, home category, or intended use. A blank worksheet does not produce a parcel verdict.
No score and no hidden assumption
The worksheet will order missing evidence only after you begin.
Ask the source that controls the answer
Documents and offices for a parcel file
There is no single national office for a tiny-house parcel. Use the exact parcel and proposed home/use when requesting a written response.
| Question | Start with | Retain | Still unresolved |
|---|---|---|---|
| Which parcel and government? | Assessor or GIS; municipal boundary source | APN record, boundary/jurisdiction screen, source date | Survey accuracy and which office controls each review |
| Can this home/use follow a review path? | Planning/zoning and building/code offices | Written response tied to category, use, parcel, zoning, and overlays | Plans, applications, conditions, inspections, and final approval |
| What private rules apply? | Recorder, title source, deed, HOA or architectural body | Current deed, covenants, exceptions, HOA/design documents | Interpretation, enforceability, consent, and lender/insurer terms |
| Is access documented and usable? | Title/easement records, survey, road authority | Recorded access, maintenance terms, frontage, current survey as needed | Physical delivery, utility, construction, and fire access |
| What wastewater path applies? | Health, wastewater, sewer provider, or qualified designer | Service confirmation, records, tests, design or inspection requirements | Capacity, final design acceptance, connection, and permit |
| What water and utilities are available? | Serving utility or qualified well source | Written availability, extension assumptions, easements, service requirements | Capacity, cost, design, upgrades, deposits, and construction |
| What site constraints matter? | Local records plus survey/site, soil, drainage, fire, or environmental professionals as needed | Maps, reports, site observations, source dates, and conflicts | Field conditions, engineering, mitigation, and local acceptance |
| Can the home reach and fit the site? | Transporter, installer, road/bridge authority, fire office as applicable | Route assumptions, dimensions, turning/setup area, overhead and bridge limits | Final route, equipment plan, site preparation, and emergency access |
Translate sales shorthand into evidence requests
Listing phrases that prove very little
These phrases may describe a real advantage. They are not enough to risk earnest money without the underlying parcel-specific evidence.
“Tiny-home friendly”
Ask which exact home category and intended use were discussed with which controlling office, for this parcel, and when.
“Utilities nearby”
Ask the serving provider for written availability, extension responsibility, easements, capacity, and unresolved construction.
“Road access”
Ask for recorded legal access and maintenance terms, then separately verify delivery, utility, construction, and emergency use.
“Perc available”
Ask for the actual report, parcel match, date, proposed system, current local requirements, and what design or approval remains.
“Owner financing”
Review price, title, lien position, default terms, balloon payment, due diligence, cancellation, and professional/legal review before relying on easy financing.
National screening, not parcel approval
Use these maps and guides without overreading them
FEMA Flood Map Service Center
Screen mapped flood hazards. It does not establish site elevation, drainage, insurance terms, or local approval.
Open FEMA flood mapsUSDA NRCS Web Soil Survey
Review generalized soil-survey data for an area. It does not replace field testing, engineering, septic evaluation, or local acceptance.
Open Web Soil SurveyFWS Wetlands Mapper
Screen biological wetlands data. It does not establish regulatory jurisdiction or a development boundary.
Open Wetlands MapperEPA septic guide for homebuyers
Understand inspection and maintenance questions, then use the local health or wastewater authority for the parcel path.
Open the EPA guide