Buying Land to Build a House in PA: The 7-Point Checklist
Buying Land to Build a House in PA: The 7-Point Checklist
The land is the easy part to fall in love with. The checklist is what keeps you from buying a lot you can’t build on.
I’m Collin Boyer. I sell land, and I also build homes, build or place manufactured homes, and develop and subdivide land, so I can help you find the lot and build on it.
1. Septic and perc first
If there’s no public sewer, you need an on-lot septic permit. In PA, the township’s Sewage Enforcement Officer does soil testing and perc tests (PA DEP). Make your offer contingent on a passing test or permit.
2. Subdivision ≠ septic
DEP: “A subdivision approval does not guarantee that each lot in the subdivision will qualify for a sewage permit.” Don’t assume a newer lot already works.
3. Zoning
Call the township. Ask:
- Can I build a single-family home here?
- What are the minimum lot size and setbacks?
- Are manufactured or modular homes allowed?
- Any HOA or deed restrictions?
4. Road frontage and the driveway
A new driveway onto a state road needs a PennDOT Highway Occupancy Permit. A typical house falls under the “minimum use” type, meaning 25 or fewer vehicles a day (PennDOT Pub 312). Township roads have their own rules.
5. Water
Most rural lots need a well. PA has no statewide construction standards for private wells outside a few local ordinances. Wells average 100–200 feet deep (Penn State Extension). Ask neighbors about their wells, and get a driller’s quote.
6. Clean & Green
If the land is enrolled and you build, that’s a change of use. Rollback can be up to 7 years of tax savings plus 6% simple interest (7 Pa. Code §137b.89). Find out who pays before you sign.
7. Easements, preservation and flood zones
Read the deed for easements and restrictions.
A preserved farm can’t be developed. The easement stays with the land (PA Department of Agriculture).
Check the FEMA flood map at msc.fema.gov.
Bonus: build costs
Line up real quotes for site work, the well, septic, the driveway and the house before you close on the land. Land that’s cheap to buy can be expensive to build on.
Thinking about a manufactured or modular home? Ask me about land-home packages.
Call or text Collin at 717-991-5085.
Buyers looking for a building lot often look around Dillsburg, the townships outside Carlisle, Littlestown and Red Lion. Every one of the checks below still applies there.
FAQ
What should I check before buying land to build a house in PA?
Septic/perc approval, zoning, road access and driveway permits, water (well), Clean & Green status, deed easements or preservation, and flood zone.
Who does perc tests in Pennsylvania?
The local Sewage Enforcement Officer, who works for the municipality or county, does soil and perc testing and issues on-lot septic permits.
How deep are wells in Pennsylvania?
Penn State Extension says private wells in PA average 100 to 200 feet deep. There are no statewide construction standards apart from some local ordinances.
Sources:
- PA DEP guide
- PennDOT Pub 312
- Penn State Extension
- 7 Pa. Code §137b.89
- PDA
- FEMA
Collin Boyer is a real estate agent with Real of Pennsylvania, serving all of Pennsylvania and Maryland. Licensed in Pennsylvania (RS353567) and Maryland (5014481). Call or text 717-991-5085. Real of Pennsylvania · (717) 344-5577. Equal Housing Opportunity. This post is general information, not legal or tax advice.