How to Check a Land Plot Before Buying and Avoid the Main Risks
Publication date: January 23, 2026
Buying a land plot is often seen as a simple step toward building a house or starting an investment project. In practice, most future problems are created at the selection stage — from being unable to obtain a building permit to facing costs that multiply unexpectedly. A pre-purchase land plot inspection is not a formality, but a practical risk-management tool.
What Risks Can Be Hidden When Buying a Land Plot
The main risks can be grouped into several categories
- legal restrictions and encumbrances
- zoning and planning bans or limitations
- technical and natural characteristics of the plot
- absence of utilities or complicated connection to engineering networks
Ignoring even one of these categories often turns a plot into a problematic asset.
Legal Land Plot Check Before Purchase
Ownership Rights and Encumbrances
The first step is to review the data in the land registry cadastre. According to the Czech Office for Surveying, Mapping and Cadastre, this stage is where easements, mortgages, disposal restrictions, and ownership record issues are most commonly identified. Checking a plot through the cadastre helps confirm who actually owns the land and whether any third-party rights may limit how the plot can be used.
Plot Boundaries and Actual Use
Cadastre records do not always match the real boundary situation on site. In construction inspection practice, it is not uncommon to find that a fence, access route, or even part of a structure sits outside the plot. Such discrepancies create risks of legal disputes and complications in permitting procedures.
Zoning and Permitting Restrictions
Land Use Designation
According to the requirements and guidance linked to Czech spatial planning, the land category and designation determine whether a residential house can be built on the plot. Land designated for recreation, agriculture, or protected green areas may fully exclude the possibility of permanent construction.
Local Spatial Plan and Area Development
The spatial plan defines not only the current designation of the plot but also future development plans for the area. Even if construction is allowed today, future changes may lead to a new road, an industrial zone, or utility corridors near the plot. Verifying these details helps avoid strategic mistakes.
Technical and Natural Risks of a Plot
Geology and Terrain
Challenging soil conditions, high groundwater level, or significant slope directly affect foundation design and engineering costs. Without an early assessment, these factors are often discovered only at the design stage, when changing the decision becomes difficult.
Access and Surroundings
Lack of a legally secured access road or dependence on neighbouring plots creates long-term risk. It is also important to consider how surrounding land is actually used, even if it is not formally developed.
Utilities and Infrastructure
Availability and Access to Utility Connections
Based on public records and inspection practice, visible signs such as poles or manholes do not guarantee the ability to connect. Checking utilities on a plot includes reviewing technical connection conditions and distances to connection points.
The Real Cost of Connection
Connecting electricity, water, or sewerage can take months and require significant investment. These costs should be understood before buying the plot, not after signing the purchase agreement.
Why a Self-Check Is Not Enough
Buyers often limit themselves to a quick cadastre review and the seller’s verbal assurances. In practice, without a comprehensive approach, zoning restrictions, technical risks, and infrastructure complexities are missed. These are exactly the factors that most often lead to financial losses.
Frequently Asked Questions About Checking a Plot Before Buying
Can You Build a House on Any Land Plot?
No. The ability to build depends on the land category and the rules of the local spatial plan. Even a privately owned plot may have restrictions that fully exclude residential construction. Checking the land use designation is a mandatory step before purchase.
What Documents Should Be Checked Before Buying a Plot?
At minimum, this includes a cadastre extract, information on easements and encumbrances, spatial plan data, and documents related to utility networks. Only a combined review provides a realistic understanding of the risks.
What Matters More — Legal or Technical Plot Inspection?
Both are equally important. A legally clean plot may still be unsuitable for construction due to soil conditions, terrain, or lack of utilities. A technical inspection complements the legal review.
How Can You Find Out If There Are Easements or Hidden Restrictions?
Easements and restrictions are recorded in the land registry, but their practical impact often requires professional interpretation. Some limitations become clear only after reviewing documentation in detail and conducting an on-site inspection.
Should You Hire a Specialist to Check a Plot?
Yes. A self-check rarely covers all risks. A professional land plot inspection helps identify problems before the deal is signed, when you can still walk away without financial losses.
Expert Opinion and Experience of PKB
PKB has been providing independent pre-purchase inspections of land plots for more than ten years and follows a simple principle — not advice, but verifiable findings and clear numbers. We assess a plot comprehensively: we analyse cadastre records and related restrictions, including easements and encumbrances, review zoning and planning documentation to confirm what can actually be built and under what conditions, and then conduct an on-site visit to assess the real situation — boundaries, access, terrain, signs of excess moisture, and potential ground risks. Separately, we evaluate infrastructure and utility networks, because visible proximity to networks does not mean an easy connection, and we estimate the likely timeframes and costs in advance. The result is a clear report with photo documentation, prioritised risks, and practical recommendations that can be used in negotiations with the seller, to adjust the price, or to decide to withdraw from the purchase before signing the agreement.
