Why land needs its own checklist
When you buy a finished house, you can see what you are getting. When you buy land, you are buying the right to build something later, and that right depends on documents and on physical conditions that are not visible in photographs. A plot with a beautiful view can be impossible to build on, or expensive to prepare.
This guide is general technical information and not legal advice. The title study and the legal steps must be done by a licensed attorney.
1. Title and legal situation
The attorney verifies who owns the plot and whether it is free of liens, seizures and disputes. The ownership history, the certificate of tradition and freedom, and any easements should be reviewed before you pay. Ask that the description of the plot in the documents match what the seller shows you on the ground.
2. Boundaries and area
The area and the boundaries in the documents must match the reality. A licensed surveyor can confirm them on site. Differences between the documents and the fences, roads or neighbouring properties are a common source of disputes and should be understood before you buy.
3. Land use and what you can build
The local land-use plan (POT) defines what is allowed on each plot: type of use, density, height and other building rules. The municipal planning office or the curaduría applies these rules when a building permit is requested. Before you pay, obtain the official land-use information for the plot and check that it allows what you want to build. If the plot is in a rural area, the rules and the possible size of a house can be different from those in an urban plot.
4. Access and utilities
Check, on site, how you reach the plot in all seasons and whether utilities are available:
- Access. Is there a legal and physical road to the plot, and who maintains it?
- Drinking water. Is there a connection, a well or another source, and is its supply reliable?
- Waste water. Is there a sewer connection or will you need an on-site treatment system?
- Electricity. Where is the nearest connection point, and what would it cost to reach the plot?
- Other services. Gas, internet and waste collection.
The cost of bringing services to the plot can be significant and should be included in your budget.
5. Ground and topography
The ground decides what type of foundation you need and how much it costs. Look for slopes, drainage paths, signs of past movement and areas that collect water. A geotechnical study, which is required for the structural design under the seismic-resistant construction code, gives the data for the foundation. See our NSR-10 guide. If the plot is on a slope or near a water course, be especially careful.
6. Environmental and risk limits
Some plots are affected by environmental protection rules, water-course buffers or risk zones defined in the land-use plan. In the Valle del Cauca the regional environmental authority is the CVC, and in large cities there are also urban environmental authorities. Your engineer and attorney should identify any limits before you buy, and any authorisation the project would need.
7. Cost of getting ready to build
Add to the price of the land the cost of access, services, earthworks, retaining walls and studies. Our guide to construction costs in Colombia explains the main cost components.
A short checklist
- The title has been reviewed by your attorney.
- The area and boundaries have been confirmed on site.
- The land-use rules allow what you want to build.
- Access, water, waste water and electricity have been verified.
- A preliminary check of the ground has been done.
- Environmental and risk limits have been identified.
- The cost of preparing the plot is in your budget.
Where to go next
If the plot passes these checks, the next step is design and permitting. Read building a house in Colombia and building permits in Colombia. To have the plot reviewed, request property due diligence.