Specialty · Pre-Purchase Technical Review

Decide if the site works before earnest goes hard.

Most preventable losses on a real estate deal are decided at closing — when a constraint that an engineer could have flagged in a few hours becomes a six-figure entitlement problem post-acquisition. Apice surfaces those constraints before the deposit goes non-refundable.

Evaluate a Property See the $400K Save

$400KLargest Single-Deal Save

5-10Business Day Turnaround

67FL Counties Mapped

100%Written Decision Memo

What's included

A full early-stage technical review.

Six investigation tracks. One coordinated decision document. No slide deck.

Site & zoning

Current zoning, overlays, height/density/setback constraints, allowed uses, conditional-use options, comp-plan future-land-use, and pending land-use changes within walking distance.

Code constraints

Florida Building Code (FBC 2023), accessibility (FBC Accessibility), energy (FBC Energy Conservation), wind (ASCE 7-22), and any specialty-occupancy code requirements affecting the project.

Environmental flags

FEMA flood-zone classification, NWI wetlands, FDEP-flagged contamination concerns, conservation overlays, and recommendations on whether ASTM E1527-21 Phase I ESA is warranted.

Utilities & infrastructure

Water, sanitary sewer, stormwater, electric, gas, and access road status. Capacity, connection-fee realism, and impact-fee exposure under the local mobility / capacity ordinances.

Entitlement path

Realistic timeline and cost for any required rezone, special-use, variance, comp-plan amendment, PD/PUD, or DRI process. Risk-rated against current jurisdictional patterns.

Written technical opinion

Direct go / fix / no-go recommendation. Constraints listed in priority order with code citations. Single decision document, not a slide deck. Sized for an LP memo or IC.

Deliverables & timeline

What lands in your inbox.

Standard turnaround is 5-10 business days from receiving the property data. Rush turnaround available when a contract clock is running.

Decision memo (PDF) — 8-15 pages, code citations, prioritized risks, recommendation
Constraints map — zoning + flood + wetlands + setbacks layered on parcel
Entitlement-path matrix — rezone / variance / admin pathways with timeline + cost ranges
Impact-fee & connection-fee estimate — documented with current ordinance refs
Recommended next steps — if go, what to confirm; if no-go, what could change it
One follow-up call to walk the buyer / IC through the findings

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When to engage

Before the deposit goes non-refundable.

The best time for due diligence is the moment a site looks interesting and before any non-refundable money is on the table.

Pre-LOI

Quick desktop screen before submitting an offer. Surfaces deal-breakers in 24-48 hours so the LOI either goes out clean or doesn't get sent.

Inside the diligence window

Full technical workup during the contractual due-diligence period. Outcome supports a price renegotiation, contingency removal, or termination.

Pre-closing extension

Already past initial diligence and need a second look before extending? We pressure-test what the seller's package said and what your team has confirmed.

Buyers we typically support

Who this work is built for.

Investors

Land & development investors

Owner / GP / sponsor evaluating a site before committing equity or hard deposit.

Family Offices

Family offices & HNW

Independent technical layer on top of broker materials and seller diligence packages.

Lenders

Lenders & equity partners

Pre-funding technical review supporting underwriting or LP investment-committee memos.

Brokers

Brokers & advisors

Site-fit screen before pitching a parcel to a specific buyer profile or use case.

Related services

After the green light, what comes next.

Design

Send us the parcel ID, address, or LOI — we'll tell you what we'd want to look at first.

Evaluate a Property Decision memo in 5-10 business days · (407) 674-2415