Introduction As a real estate broker and certified urban planner, I have seen commercial real estate deals face costly delays or fall apart because buyers did not complete proper due diligence on land division and entitlements. These are not just technical details, they are fundamental to ensuring a property can be developed or used as intended. Understanding these issues from the start can save time, money, and frustration. Land Division, Legal Status Matters When purchasing commercial land, one of the most overlooked steps is verifying how the parcel was created. If the land is under 10 acres and does not have a clear lot number, or if the legal description includes terms like “FR” for fractional or the word “tract,” it may not have been legally subdivided. If a property was divided informally, without going through the required subdivision process, you may not be able to obtain permits for development. In many jurisdictions, the subdivision process must be completed and approved before any permits will be issued. This process can be time consuming and expensive, and approval is not always guaranteed! Becuase subdivision changes are not always approved, it is best to address this prior to closing on a property. Zoning, Make Sure Your Intended Use is Allowed Zoning regulations determine what types of uses are permitted on a property. Every parcel in a city is assigned a zoning designation that outlines whether uses such as retail, office, industrial, or mixed use are allowed. Do not assume that a property can be used the way you intend just because it seems to fit or similar uses are nearby. Always verify the current zoning with the local planning department and confirm that your specific use is permitted. If it is not, you may need to go through a rezoning or conditional use process, which can involve community meetings, public hearings, and lengthy reviews.  Again, zoning changes are not guaranteed, it is best to address these prior to closing on a property. Entitlements, Confirm Access and Utilities Entitlements are the legal rights to use a property in certain ways, including access to roads and utility services like water, sewer, and electricity. Just because a property appears buildable does not mean these rights are already in place. For example, a parcel might lack legal access to a public road or may not have guaranteed connections to essential utilities. Without proper entitlements, your project could be delayed or blocked entirely until those rights are established. This is particularly important with undeveloped land, where easements or service agreements might be missing or unclear.  Final Thoughts Successful commercial real estate investments depend on more than just price and location. Legal land division, zoning compatibility, and entitlements are essential factors that determine what you can do with a property. These should be thoroughly reviewed before you commit to a purchase. Surround yourself with a knowledgeable team, including land use professionals, legal counsel, and experienced brokers who understand the local regulations. In commercial real estate, what you do not check today can become tomorrow’s problem.