For Net Lease & Retail Developers
You are under contract on a hard corner, and the whole deal depends on the corporate tenant’s template dropping in clean — the building pad, the drive-thru stack and bypass, the parking count, the setbacks, the monument sign at the road.
Then, deep in due diligence, the survey and title tell a different story: a twenty-foot recorded utility easement runs straight through the pad, a front setback swallows the stacking lane, or the only viable access point sits under a cross-access agreement you cannot rely on. The triple net lease survey constraints you assumed away are real, and the tenant’s site plan does not fit the dirt.
Now you are choosing between a variance you may not get, a redesign the tenant will not accept, and walking away from money you already spent.
How it works
Surface every recorded constraint on buildable area early — while you are still inside your inspection window and the earnest money is refundable.
Drop in the Title Commitment and ALTA survey the moment they arrive, inside your feasibility window — not the week before closing.
The engine flags recorded easements, setback lines, access and cross-access rights, encroachments, and flood designation — the specific items that constrain a retail pad and trigger zoning setback violations.
Take a cited constraint map into your site-plan review and confirm whether the tenant’s template actually fits — before you are past the point of no refund.
A single unbuildable pad is not a line item — it is the entire deal, plus the soft costs, the deposit, and the tenant relationship.
A $39 cross-reference run inside your feasibility period tells you whether the site plan survives the title and survey before you commit non-refundable capital. On a land buy this size, that is the least expensive decision you will make.
Frequently asked
Recorded utility easements crossing the building pad, front and side setback lines that shrink the buildable envelope, cross-access agreements you cannot rely on, and access points that do not align with the tenant’s prototype. The tool surfaces each of these from the title and survey.
Cross-reference the ALTA survey’s plotted setback lines and improvements against the title commitment and the tenant’s site-plan requirements during your feasibility period — before the earnest money goes hard.
Inside your feasibility or inspection window, while the deposit is still refundable, so that an unbuildable pad becomes a reason to renegotiate or walk away rather than a loss.