How to Read Utility Markings on Vacant Land | Site Due Diligence
How to Read Utility Markings on Vacant Land: A Site Due Diligence Essential When you walk a vacant lot for a potential build, the first thing most people notice is the view or the slope. But seasoned pros know to look down first. Specifically, at the spray-painted lines, wooden stakes, or capped pipes with colored paint scattered across the dirt. These markers aren’t random. They tell the story of what’s buried underground—and ignoring them could cost you thousands. Understanding utility markings is a critical step in your due diligence process. Whether you’re a builder, developer, or agent advising a buyer, knowing how to interpret these indicators helps prevent project delays, surprise costs, and major headaches. Why Utility Locates Matter Before any excavation begins, you need a clear picture of existing underground utilities. That includes: Missing or misidentified utilities can delay permits, increase costs, or even make the lot unbuildable without major investment. Spotting the color-coded clues early can help you ask better questions—or walk away before you’re in too deep. Utility Locate Color Codes Explained Utility markers follow a national color standard to indicate the type of line or service underground: These markings are temporary but important. If you see them, someone else has already called in a locate—or utilities may be actively servicing the lot. Calling 811: The Legal Path to a Locate In most states, the law requires you to call 811 before you dig. But here’s the catch: you can’t legally call in locates unless you own the property or have written authorization. If you’re in a purchase agreement and still in the due diligence period, you can request the seller to sign an Owner Authorization Form. This gives you the legal clearance to call 811 and have utilities marked. It’s a step that can uncover deal-breakers early, or confirm that your site is ready for development. Pro Tip: Call 811 at least 2–3 business days before you plan to walk or inspect the lot. It’s free, fast, and can save you from major setbacks. When to Use Private Utility Locators 811 services mark public utilities—but they often won’t mark private lines. That includes: For a full picture, especially on previously developed lots or larger properties, consider hiring a private utility locator. These professionals use ground-penetrating radar and electromagnetic tools to map lines the city won’t mark. Real-World Example: The Missing Power Stub We once reviewed a property that was advertised as “power at the street.” The site walk showed a green transformer box nearby, but no red utility markings or painted stakes on the lot. After securing Owner Authorization and calling 811, it became clear: the nearest available drop was over 500 feet away. Estimated cost to bring power in? Over $20,000. That single missing mark changed everything for the buyer. What to Look For During a Site Walk Bring this checklist when walking a lot: Internal and External Resources Conclusion: Listen to What the Lot Is Telling You When it comes to site development, ignorance isn’t bliss—it’s expensive. Reading utility markings isn’t just for contractors. It’s an essential part of evaluating whether a lot is truly ready to build. The next time you’re on site, look for the colors. They might tell you everything you need to know. Want help evaluating your next property? Visit www.sandandsagesolutions.com or explore our SiteFacts Reports for fast, flat-rate due diligence.
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