Don’t Let Lack of Preparation Turn Your Off-Grid Dream Into a Nightmare

(scroll down for the comprehensive Off Grid Land Purchase Checklist)

Living off-grid is a dream for many. The idea of escaping the chaos, ditching the 9-to-5 grind, and embracing a simpler, more self-sufficient lifestyle sounds like heaven. But let’s be honest: dreams can quickly turn into nightmares if you’re not prepared. You know that saying, “Failing to prepare is preparing to fail”? It’s practically the off-grid lifestyle’s unofficial motto.

So, before you grab that cheap piece of land and start loading up your truck with solar panels and composting toilets, let’s have a little reality check. Because, trust me, you’ll thank yourself later.

The Reality of Cheap Land

You’ve probably seen those enticing ads for “affordable” land in the middle of nowhere. It’s a steal, right? Well, not so fast. That “bargain” might come with no water source, poor soil, limited sun exposure for solar, or neighbors (and by neighbors, I mean wild animals) you’d rather not meet.

Here’s the deal: Do your homework. Research the area’s climate, water rights, soil quality, and zoning laws. Visit the land. Stand on it. Imagine your future there. Don’t let “cheap” trick you into thinking you’ve scored. Cheap land often has hidden costs—and they’ll bite you. Hidden costs aren’t just financial, either. They can come in the form of environmental challenges, like areas prone to flooding or wildfires, or legal issues like restrictive zoning laws that limit what you can build. These hurdles can turn your dream escape into an endless struggle if you’re not prepared to tackle them head-on.

Power, Water, and Shelter: The Big Three

Without power, water, and shelter, you’re not off-grid—you’re stranded. Let’s break this down:

Power: You need to understand your energy needs. A small solar setup might sound cute and eco-friendly, but if it doesn’t power your fridge, lights, and tools, you’re in for a rough time. Plan for more power than you think you’ll need. Seriously, go bigger. Energy independence isn’t just about having solar panels; it’s about having a system that works year-round, even in cloudy weather.

Water: If you don’t have a reliable water source, stop everything. Whether it’s a well, rainwater catchment system, or nearby stream, water is non-negotiable. And don’t forget filtration. Just because water is “natural” doesn’t mean it’s safe.

Shelter: A shipping container, yurt, tiny house, or cabin—whatever you choose, make sure it’s insulated and built to withstand the local climate. Skimping on shelter means battling the elements, and trust me, nature doesn’t care about your Pinterest aesthetic.

The Myth of “Easy Living”

“Easy living” sounds charming, doesn’t it? But the truth is, living off-grid is anything but easy—at least at first. Of grid is about the simple life though. What we mean by simple is less complex than the hustle and bustle of the city and suburban lifestyle, fewer bills, less worry, and more freedom. There’s nothing “easy” about living off-grid; it’s hard work. what we mean by simple is less complex than the hustle and bustle of the city and suburban lifestyle, fewer bills, less worry and more freedom. It’s not about easy, there’s nothing “easy” about living off grid, it’s hard work. But it’s the simple life, meaning, fewer things to really worry about and less worry means more happiness.. Simple!

You’re not just homesteading; you’re troubleshooting, repairing, and learning on the fly.

Think about your skills. Can you:

• Fix a broken solar inverter?
• Start a fire without a lighter? (you may need to; likely not, but you might; it’s good to have these skills)
• Navigate without GPS? (you won’t always have cell service)
• Harvest and preserve your own food? (canning, dehydrating, fermenting—all vital skills)
• Diagnose and repair small engine issues? (generators and other machinery are lifesavers when they work)
• Handle emergency medical situations? (basic first aid knowledge is essential)
• Handle basic plumbing, electrical work, or carpentry?

If not, start learning now. You don’t have to be an expert, but a solid foundation of skills can save you from costly mistakes and unnecessary headaches.

Planning for the Unexpected

Here’s a truth bomb: Things will go wrong. Pipes will freeze, batteries will fail, and wild critters will show up uninvited. The key is to plan for contingencies. Stock up on tools, spare parts, and backup systems. Build redundancy into your setup—a backup generator, extra water storage, and more supplies than you think you’ll need.

And let’s not forget health emergencies. Are you prepared to handle a snakebite or a bad fall? A solid first-aid kit and a plan for medical care are just as essential as your solar panels.

Mindset Matters

Finally, let’s talk mindset. Living off-grid isn’t just about cutting ties with modern conveniences; it’s about handling challenges with resilience and creativity. If you’re not ready to deal with setbacks and stay motivated, you’ll struggle. But if you approach this lifestyle with determination and flexibility, the rewards are worth it.

The Bottom Line

Living off-grid is an adventure, but it’s not for the unprepared. Do your research, build your skills, and plan for the worst while hoping for the best. The dream is achievable, but only if you’re ready to turn it into reality—one thoughtful, deliberate step at a time.

Don’t just dream it. Build it. And when you do, make sure it’s a dream you want to live in.

I would never buy land without water and mineral rights.

Gotta check water and mineral rights and too many people just assume they come with the land. Also…check to see if there’s a timber lease or grazing lease on the property. This is an encumbrance, which should be disclosed by the seller’s agent, but it may not be. There’s a million other little/big things that people need to check for and verify. Surveying property boundaries is a big one too.

On top of that, you’ll want to verify any environmental protections or restrictions on the land. Some areas may have conservation easements or wildlife habitat designations that severely limit what you can build or how you can use the property. Check for access roads—are they private or public? If they’re private, who maintains them? The last thing you want is to discover you’re responsible for road upkeep on top of everything else.

Another critical point is utilities and infrastructure. Even if you’re planning to live off-grid, it’s worth knowing if utilities like power, water, or septic systems are nearby or already in place. Adding them later can be expensive and time-consuming. If the land is completely undeveloped, get a sense of what permits you’ll need for any improvements you plan to make.

Lastly, always check local ordinances and zoning laws. These can dictate everything from the size of your home to whether you can park an RV on your property while you build. Ignoring these details can lead to hefty fines or even force you to stop building altogether. In short, leave no stone unturned when investigating land—you’ll be glad you did.

Off Grid Land Purchase Checklist

1. Water and Mineral Rights
   • Verify that the property includes water and mineral rights.
   • Never assume these rights come with the land.
2. Leases and Encumbrances
   • Check for timber leases or grazing leases on the property.
   • Confirm if these are disclosed by the seller’s agent.
3. Property Boundaries
   • Conduct a property survey to clearly establish boundaries.
4. Environmental Protections and Restrictions
   • Investigate any conservation easements or wildlife habitat designations.
   • Determine if these restrictions limit your building or land use plans.
5. Access Roads
   • Check if access roads are private or public.
   • If private, find out who is responsible for maintenance.
6. Utilities and Infrastructure
   • Determine if utilities like power, water, or septic systems are nearby or already installed.
   • If undeveloped, research the cost and permits required to add these systems.
7. Local Ordinances and Zoning Laws
   • Review local ordinances and zoning laws for restrictions on building size, RV parking, and other property uses.
8. Permits and Regulations
   • Identify all necessary permits for improvements or new construction

9. Flood Zones and Natural Disasters
   • Check if the property is in a flood zone, wildfire-prone area, or other disaster-prone region.
   • Review FEMA maps and local history for natural disaster risks.
10. Soil Quality and Topography

• Test soil quality if you plan to grow crops or build.
• Analyze the land’s topography to assess drainage, erosion risks, and suitability for building.

11. Easements and Right-of-Way Agreements

• Verify if there are easements that allow others to cross your property.
• Understand how these may affect your privacy and land use.

12. Local Building Codes and Restrictions

• Ensure your plans align with local building codes.
• Check if there are restrictions on alternative structures like tiny homes, yurts, or shipping containers.

13. Water Access and Availability

• Determine if the property has a well, and if not, investigate the feasibility and cost of drilling one.
• Check the quality and quantity of available water sources.

14. Septic System Requirements

• Confirm if the land is suitable for installing a septic system.
• Research alternative waste management options like composting toilets.

15. Hunting and Fishing Rights

• Verify if the property includes hunting or fishing rights.
• Check local regulations for these activities if they’re important to you.

16. Property History and Liabilities

• Research the property’s history for any past disputes, liens, or environmental issues.
• Ensure there are no unresolved legal or financial liabilities.

17. Proximity to Services

• Consider the distance to emergency services, hospitals, schools, and grocery stores.
• Evaluate how remote you’re comfortable being.

18. Internet and Communication

• Verify the availability of internet and cell service.
• Research off-grid communication options if traditional services are unavailable.

19. Wildlife and Pest Concerns

• Assess the presence of wildlife that could pose threats to crops, livestock, or safety.
• Investigate pest control needs for the area.

20. Resale Potential

• Consider the land’s future resale value if your plans change.
• Avoid land with factors that could significantly reduce its marketability.

21. Local Community and Neighbors

• Get a sense of the local community and nearby neighbors.
• Determine if they’re supportive or obstructive to off-grid living.

22. Taxes and Insurance

• Research property taxes to understand long-term costs.
• Investigate insurance requirements for rural or off-grid properties.

23. Climate and Seasonal Changes

• Study the local climate to understand heating, cooling, and agricultural needs.
• Prepare for extreme seasonal changes like harsh winters or dry summers.

24. Wildfire and Defensible Space

• If in a wildfire-prone area, plan for creating defensible space around your home.
• Ensure you can comply with local fire safety regulations.

25. Local Resources for Building and Maintenance

• Identify nearby suppliers for building materials, tools, and equipment.
• Check if contractors are available for specialized work you can’t do yourself.

26. Water Rights Transferability

• Verify that water rights are transferable with the sale of the property.
• Confirm there are no prior claims or disputes over the water rights.

27. Historical Land Use

• Investigate the property’s past use for industrial, agricultural, or other purposes that could have left contamination or environmental damage.

28. Access to Emergency Services

• Evaluate how long it would take emergency services (fire, medical, etc.) to reach the property.
• Consider the availability of life-flight or similar services for remote areas.

29. Solar and Wind Energy Potential

• Assess the property’s solar exposure and wind patterns for renewable energy generation.
• Check local regulations for installing solar panels or wind turbines.

30. Noise Pollution

• Visit the property at different times of day and night to assess noise levels from highways, railroads, or nearby activities.

31. Light Pollution

• Consider the level of light pollution if stargazing or night-time activities are important to you.

32. Agricultural Potential

• Evaluate whether the land is suitable for farming or raising livestock.
• Check for invasive plant species that could harm crops or pastureland.

33. Timber and Natural Resources

• If the property has timber, investigate its value and whether harvesting is permitted.
• Check for any restrictions on using natural resources like gravel or clay on the property.

34. Legal Description Accuracy

• Cross-check the property’s legal description with maps and surveys to ensure accuracy.

35. Security and Privacy

• Assess how secluded the property is and whether it meets your privacy and security needs.
• Determine the ease of securing the perimeter if needed.

36. Cultural or Archaeological Sites

• Check if the property contains protected cultural or archaeological sites that might limit your ability to build or develop.

37. Availability of Local Labor

• Investigate the availability and cost of hiring local labor for construction or maintenance.

38. Snow Removal and Seasonal Access

• If the property is in a snowy region, find out if roads are plowed in winter.
• Assess if the property is accessible year-round or requires seasonal planning.

39. Property Covenants or Restrictions

• Review any covenants, conditions, or restrictions (CC&Rs) that might limit your plans for the property.

40. Wildland-Urban Interface (WUI) Regulations

• If the property is near a wildland area, ensure it complies with WUI building and safety standards.

41. Shared Resources

• Investigate if water sources, access roads, or other utilities are shared with neighbors and what agreements govern their use.

42. Community Governance

• Determine if the property falls within a homeowners’ association (HOA) or similar governance body that may impose rules.

43. Local Employment Opportunities

• Consider job opportunities nearby if you need supplementary income.

44. Hazardous Waste and Dumping

• Check for signs of illegal dumping or hazardous waste on or near the property.

45. Expansion Potential

• Ensure the property has enough space for future expansion, such as additional buildings, gardens, or pastures.

46. Natural Boundaries and Landmarks

• Identify natural boundaries like rivers, cliffs, or forests that might affect how you use or access the land.

47. Nearby Recreational Opportunities

• Consider proximity to lakes, hiking trails, or other recreational amenities that add value to the property.

48. Insect and Disease Risks

• Research the prevalence of insect infestations (e.g., termites, mosquitoes) or plant diseases that could impact crops or structures.

49. Prohibited Activities

• Check for restrictions on activities like hunting, trapping, or using firearms on the property.

50. Existing Structures

• Inspect any existing buildings, fences, or infrastructure to assess their condition and value.

Common “Due Diligence” Checklist:

1. Title Search
   • Verify the property has a clear title with no liens, encumbrances, or unresolved disputes.
2. Deed Restrictions
   • Review any restrictions on land use outlined in the deed.
3. Boundary Survey
   • Confirm accurate property boundaries with a recent survey.
4. Zoning and Land Use
   • Check zoning designations and land use plans to ensure they align with your intended purpose.
5. Easements
   • Identify any easements granting access or rights to third parties.
6. Encumbrances
   • Investigate timber, grazing, or other leases that may limit how you use the land.
7. Access Rights
   • Ensure the property has legal access, especially if surrounded by other private land.
8. Water Rights
   • Verify the availability and transferability of water rights.
9. Mineral Rights
   • Determine if mineral rights are included with the sale or retained by a third party.
10. Environmental Reports
    • Obtain assessments for contamination, endangered species, or protected habitats.
11. Soil Quality
    • Test soil for agricultural viability, building suitability, and potential contaminants.
12. Topography
    • Assess the land’s topography for drainage, erosion, and building challenges.
13. Floodplain Status
    • Check FEMA flood maps to determine if the property lies in a flood-prone area.
14. Utility Availability
    • Confirm the presence of utilities like electricity, water, and internet—or the feasibility of installing them.
15. Septic Suitability
    • Conduct a percolation test to ensure the land supports a septic system.
16. Wildfire and Natural Disaster Risks
    • Assess the property’s vulnerability to wildfires, landslides, or other disasters.
17. Local Ordinances
    • Review local regulations affecting construction, land use, or environmental compliance.
18. Permits and Approvals
    • Identify necessary permits for building, clearing land, or installing systems like solar panels.
19. Taxes and Assessments
    • Review property taxes and assess whether there are any unpaid back taxes or special assessments.
20. Insurance Costs
    • Investigate the cost and availability of insurance for the property.
21. Road Maintenance Agreements
    • If private access roads are shared, confirm agreements on maintenance responsibilities.
22. Neighbor Relations
    • Learn about neighboring properties and potential conflicts or shared responsibilities.
23. Timber or Natural Resource Value
    • Appraise the value of any harvestable timber or other natural resources.
24. Development Plans
    • Research future development plans nearby that could affect property value or lifestyle.
25. Historic Land Use
    • Investigate prior uses of the land for potential environmental or legal liabilities.
26. Wildlife Concerns
    • Understand local wildlife populations and risks, such as bears, snakes, or invasive species.
27. Seasonal Accessibility
    • Verify year-round access to the property, particularly in snow-prone or remote areas.
28. Legal Description
    • Ensure the property’s legal description matches maps, surveys, and deed records.
29. HOA or Community Rules
    • If applicable, review rules imposed by a homeowners’ association or community group.
30. Proximity to Resources
    • Evaluate the distance to resources like emergency services, schools, or grocery stores.

31. Archaeological or Historical Significance

• Check for protected sites or artifacts that could restrict development.

32. Air and Noise Pollution

• Assess potential pollution sources like nearby factories, highways, or flight paths.

33. Cultural and Indigenous Land Claims

• Investigate if the property is subject to claims or disputes by Indigenous communities.

34. Timber Harvest Regulations

• Verify local rules on timber harvesting, even if you plan to clear the land yourself.

35. Natural Water Features

• Determine if creeks, ponds, or rivers on the property are protected or subject to use restrictions.

36. Utility Easements

• Identify utility easements (e.g., for power lines, pipelines) that may affect how you use the land.

37. Renewable Energy Potential

• Assess the feasibility of installing renewable energy systems like solar, wind, or hydro.

38. Firefighting Resources

• Verify the availability of local firefighting services or water sources for fire prevention.

39. Subdivision Restrictions

• Check whether the property can be subdivided or has restrictions on future division.

40. Access to Building Materials

• Determine how far you’ll need to transport building materials and the associated costs.

41. Land Clearing and Grading Costs

• Estimate costs for clearing trees, removing stumps, and grading the land for construction.

42. Pest and Disease History

• Investigate if the area is prone to pests or diseases affecting plants, livestock, or structures (e.g., termites, blights).

43. Local Economy

• Assess the strength of the local economy and its potential impact on property value or resale.

44. Road and Bridge Conditions

• Inspect access roads, bridges, and culverts for structural integrity and maintenance needs.

45. Erosion Risks

• Analyze erosion patterns, especially in hilly or waterfront properties, to plan mitigation efforts.

46. Tree Preservation Laws

• Check for local regulations that may limit tree removal or require permits for clearing.

47. Community Water Systems

• If the property relies on a community water system, ensure it’s well-maintained and sustainable.

48. Agricultural Land Conversion Rules

• Confirm if converting farmland to residential use requires special permits or compliance with agricultural easements.

49. Flood Insurance Requirements

• Determine if the property will require mandatory flood insurance based on its location.

50. Survey Stakes and Markers

• Ensure boundary markers are intact and correctly placed to prevent disputes.

51. Mineral Extraction Regulations

• Check for local or federal regulations governing the extraction of minerals on the property.

52. Land Use Tax Incentives

• Research tax breaks or incentives for agricultural, forestry, or conservation uses of the land.

53. Eminent Domain Risk

• Investigate if the property is at risk of being claimed for public use under eminent domain laws.

54. Proximity to Industrial Sites

• Check for nearby industrial facilities that might affect air quality, noise levels, or traffic.

55. Infrastructure Development Plans

• Research local government plans for new roads, pipelines, or power lines near the property.

56. Legal Disputes

• Review court records for ongoing or past legal disputes involving the property.

57. Soil Drainage

• Confirm the property drains adequately to prevent water pooling or flooding.

58. Wind and Weather Patterns

• Analyze wind patterns for comfort, renewable energy, or potential property damage.

59. Local Tax Rates and Assessments

• Understand the current and projected property tax rates for the area.

60. Existing Wells or Cisterns

• Inspect any existing wells or cisterns for usability, safety, and capacity.

61. Landlocked Property Risks

• Ensure the property is not landlocked and that legal access is guaranteed.

62. Proximity to Military Operations

• Check for nearby bases, training areas, or flight paths that might cause disruptions.

63. Fencing and Boundary Maintenance

• Determine if existing fences are sufficient and clarify who is responsible for maintaining shared boundaries.

64. Oil and Gas Leases

• Investigate existing or potential oil and gas leases that could affect your use of the property.

65. Drainage Easements

• Verify drainage easements that might direct runoff through your property or restrict land use.

66. Wildlife Migration Patterns

• Consider if seasonal wildlife migrations will affect the land’s use or safety.

67. Neighboring Land Uses

• Evaluate how adjacent properties are being used and their potential impact on your privacy or plans.

68. Geotechnical Surveys

• Conduct surveys to assess soil stability for foundations, wells, or roads.

69. Land Ingress/Egress Conditions

• Clarify all legal ingress and egress conditions to avoid disputes over access rights.

70. Debt Obligations on Land

• Ensure there are no outstanding debts or liens tied to the property.

And the list goes on and on and on…

(this list is by no means “complete” as there are a million things that you may need to know and every property is different. This is why doing your due diligence is so vitally important in your off grid journey)

The point is there’s a lot you need to research and learn about a property before you buy it, otherwise any one of these things could make for a very unpleasant land buying experience.

My point is not to discourage you from pursuing your off grid dreams. I would never do that to anyone.

My point is to help you by making you aware of some things you may have not thought of or didn’t know to ask you real estate agent about.

Going off grid starts with researching the land where you want to build your dream. This is the BIGGEST and most important part of of your off grid journey. It truly is all about location location location. It’s also all about you doing your due diligence so your off grid dream doesn’t turn into an nightmare.

Off grid living is a rewarding lifestyle for those equipped with the knowledge and skills to make their off grid dreams a reality. You start with the land. While you’re saving and making money to buy your off grid land, you do your research and due diligence on every piece of land you’re interested in. Make sure it’s everything you need and want. Take your time, there’s no rush, be thorough. You may only get one go at it and you need to make it count.

In the end, this whole thing is all about living a simpler life off grid with less stress, or at the very least, a different kind of easier to manage stress of the daily life, living off the grid.

HAPPY OFF GRIDDING!

MAY ALL YOUR OFF GRID DREAMS COME TRUE!