Central Florida Development Due Diligence
Before buying, designing, or committing major capital, property owners need a realistic understanding of what the property can support, what approvals may be required, and what conditions can materially affect cost, timing, and feasibility.
Before You Close, Know What You Are Actually Buying.
A property's listed price reflects what a seller is asking — not what the property can actually support. Zoning, future land use, utility availability, access constraints, existing approvals, and code history all shape what a development project will cost, how long it will take, and whether it is feasible at all. Spears Corp coordinates the research and professional engagement needed to answer those questions before capital is committed.
What We Coordinate
Ownership and Available Property Records
Coordination of available property records to establish ownership history, recorded encumbrances, and the baseline documentary picture of the property.
Deeds, Plats, and Available Surveys
Review of recorded deeds, plats, and any available surveys to identify legal descriptions, lot configurations, recorded easements, and boundary conditions relevant to the project.
Zoning
Review of the current zoning classification, permitted uses, development standards, setbacks, height limits, density, and any applicable special conditions or prior variances.
Future Land Use
Review of the future land-use designation in the applicable comprehensive plan and consistency between the future land-use designation and the current zoning classification.
Overlay Districts
Identification of applicable overlay districts — including corridor overlays, historic overlays, environmental overlays, and special planning areas — that impose additional standards or restrictions on the property.
Existing Approvals
Research coordination to identify any existing development orders, special exceptions, variances, site plan approvals, or other governmental approvals that currently apply to the property — including whether those approvals remain active.
Historical Development
Coordination of historical research to understand prior site configurations, prior uses, and the development history of the property — which often determines what rights exist and what constraints apply today.
Nonconforming-Use Considerations
Review of conditions that may constitute nonconforming uses or nonconforming structures under current regulations, and coordination of research into what those conditions mean for the project.
Access and Easements
Review of recorded access points, recorded easements, and applicable access standards. Access and easement conditions are among the most common constraints on development feasibility and cost.
Utility Availability and Capacity
Coordination with utility providers to evaluate whether public water, sewer, and other utilities are available to the property, at what capacity, and what connection or extension requirements may apply.
Water and Wastewater Connection Questions
Coordination of research into public water and wastewater connection availability, service area boundaries, connection fees, and any conditions imposed by the applicable utility provider.
Septic Feasibility Coordination
Coordination with licensed professionals to evaluate whether on-site septic systems are feasible given soil conditions, lot size, setbacks, and applicable health department requirements — where public sewer is unavailable or not yet extended.
Power and Infrastructure
Coordination with power providers and licensed engineers to evaluate electrical service availability, capacity, and any infrastructure improvements that may be required to support the project.
Floodplain and Available Environmental Records
Review of FEMA flood zone designations, available FIRM maps, and any available environmental records relevant to the property — including coordination with licensed professionals where further evaluation is warranted.
Existing Structures and Uses
Review of existing structures, current uses, and any conditions that may affect demolition, renovation, reuse, or phasing of the project.
Code or Compliance History
Coordination of research into any open code violations, compliance orders, or enforcement history that may affect the property's title, use, or development potential.
Preliminary Concept Feasibility
Coordination with licensed design professionals to evaluate whether a preliminary concept for the property is feasible given the applicable development controls, site constraints, and utility conditions.
Development Budget Assumptions
Coordination of preliminary budget assumptions across professional fees, agency fees, infrastructure costs, and construction estimates — to establish a realistic cost framework before the project advances.
Approval Sequence
Identification of the applicable approval sequence — including which agencies are involved, which approvals are required, in what order, and what the typical timeframes are for each step.
Consultant Requirements
Identification of the licensed professionals required for the project — engineers, surveyors, planners, environmental consultants, attorneys, and others — and coordination of their engagement.
Major Risk Items
Documentation of the major risk items identified through the due-diligence process — including regulatory, infrastructure, environmental, title, and feasibility risks — so the owner can make an informed decision about whether and how to proceed.
Recommended Next Steps
A clear summary of recommended next steps based on the due-diligence findings — including what additional research is needed, which professionals should be engaged, and what actions should be taken before closing or advancing the project.
The Due-Diligence Process
Collect Available Records
Gather the available property records — deed, plat, survey, title commitment, existing approvals, prior permits, utility correspondence, and any other documents that establish the baseline picture of the property.
Identify the Applicable Jurisdictions
Identify the county, municipality, and special districts with jurisdiction over the property — including the applicable planning, zoning, building, utility, environmental, and transportation agencies.
Review Development Controls
Review the applicable zoning, future land use, overlay districts, comprehensive plan policies, and development standards to establish what the property can support and what approvals may be required.
Coordinate Utility and Infrastructure Questions
Coordinate with utility providers and licensed professionals to evaluate water, wastewater, power, stormwater, and access conditions — and identify what infrastructure improvements or extensions may be required.
Identify Approval and Consultant Requirements
Document the full approval sequence, the agencies involved, the licensed professionals required, and the estimated timeframes for each phase of the entitlement and permitting process.
Document Risks, Open Questions, and Next Steps
Produce a clear summary of the major risk items, open questions, and recommended next steps — so the owner has an organized, actionable picture of what is known, what is unknown, and what needs to happen before the project advances.
Spears Corp provides consulting, research coordination, project coordination, and owner-representation services. Spears Corp does not render legal opinions, engineering opinions, environmental opinions, surveying opinions, title opinions, appraisals, or brokerage services. Licensed professional work is performed by appropriately licensed independent professionals. Governmental approvals and project outcomes are never guaranteed.
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Request a Property Due-Diligence Review
Bring your property address, available records, and project goals. We will coordinate the research and professional engagement needed to give you a clear picture before you commit.