What contingencies should I put in a land purchase contract?

The most common contingencies for a land deal are:

• Clear and insurable title: the deal is contingent on a title search coming back clean enough that title insurance is available
• Satisfactory survey results: the deal is contingent on a survey confirming boundaries and acreage match expectations
• Zoning matching intended use: the deal is contingent on confirming the county's zoning district actually allows what the buyer plans to do with the parcel
• Perc test or wetlands results, where relevant: for buyers who plan to build without municipal sewer, or where wetlands are a realistic concern based on location

Each contingency needs two things to actually protect the buyer: a deadline by which the check must be completed, and a clear exit if the result comes back unfavorable. A contingency without a deadline can drag on indefinitely, and a contingency without a defined exit leaves it unclear whether the buyer can actually walk away or renegotiate if something turns up.

Not every deal needs every contingency. A parcel with a recent survey on file and clean known zoning might not need those items re-checked, while a parcel with ambiguous boundaries or an unclear intended use might need all of them. A real estate attorney can help tailor the list to the specific parcel rather than using a one-size-fits-all template.