projects that finish late
State of Construction Scheduling 2025 (n > 70,000 CPM schedules)
KLB’S SERVICES LLCFlorida land feasibility · pre-purchase due diligence
Know what can stop the project before you buy the land.
A structured, source-backed feasibility review that turns public records, site constraints and agency requirements into a clear next decision.
Florida-focused · Independent screening · Human-reviewed verdict
21elimination gates
60+documented failure modes
1clear decision path
01 / The base rate nobody underwrites
Most pro formas assume the project lands on time. The odds say it won’t.
projects that hit budget and schedule
Flyvbjerg, Oxford (n > 16,000)hit budget, schedule and benefits
Flyvbjerg, Oxfordaverage cost overrun (85% of projects overrun)
20 countries, 70 yearsIRR erosion per month of delay
Innowave Studiocost overrun per year of delay
FlyvbjergThe information existed. The decision to look for it wasn’t made — because it costs money in the phase where the budget is tightest and the pressure to close is highest.
02 / Technical screening inside the study
A first technical read on the parcel — from public records, inside the study.
Every feasibility study includes a screening-level pass on the things that usually cost money to discover late. Each one is an estimate built from public records with its source cited — a clear view to decide on, not sealed engineering. Where a number needs a licensed engineer to certify it, we say so, on the same line as the number.
Zoning & PUD pre-analysis
Future land use vs. current zoning, what the code allows, and whether it needs a rezoning or a PUD — with the open-space and dimensional traps that kill yield. Read from public records.
Topography, soil & grading (raise)
Public LiDAR and soil surveys turned into rough cut/fill, finished-floor vs. the 100-year flood, and whether the site has to be raised with fill to get out of the floodplain. Order-of-magnitude, not a sealed grading plan.
Retention pond pre-sizing
Required treatment volume from water-management-district criteria, impervious area measured by geometric union, and whether a pond of plausible size fits. Screening can rule a site out cheaply; sealed design confirms it.
Traffic / corridor capacity screening
Trip generation for your program against the road’s official service volume: level-of-service today, future, and with your project. It flags whether a full traffic study and its cost belong in your price. It is not a sealed Traffic Impact Study.
Included in the study
All four screenings above come inside the feasibility study. Every figure carries a status — Verified / Estimated / Pending — and a source. They give you the picture before you buy. They are screening estimates, not sealed engineering, and they do not replace a licensed engineer.
A separate engagement
The sealed deliverables — a submittable Traffic Impact Study, engineered site, grading and drainage design, or a PE-certified report — are priced separately by scope and timeline. The study tells you whether and when it is worth spending on them.
Screening with cited sources · a professional opinion, not a certification · every figure has a source and a status
03 / The screening system
Every parcel runs through the same disciplined questions.
Land & title
Parcel identity, ownership signals, easements and recorded constraints.
Zoning & use
Future land use, zoning district, density, setbacks and intended-use fit.
Water & environment
Flood exposure, wetlands, soils, drainage and environmental flags.
Access & utilities
Legal access, roadway context, water, sewer, power and service gaps.
Cost & schedule
Known fees, likely studies, agency steps and the next professional decisions.
Verdict & next move
A sourced go, conditional go, or stop—with open questions clearly labeled.
04 / What you receive
A decision document, not a pile of links.
The report identifies what is known, what is estimated and what still needs confirmation—so you can price uncertainty and decide whether to proceed.
- Executive verdictGo, conditional go, or stop—with the reason.
- Constraint registerRisks ranked by impact and urgency.
- Source trailAgency and public-record support behind findings.
- Next-action planWho to call, what to verify and what to budget.
What a full study contains
The sections below are the structure of a complete feasibility study, which is the Concept Feasibility Plus level. A Core Feasibility Study covers the parcel, the code and every constraint category, and closes with a financial model built on stated assumptions; the market sections — comparables, alternative programs, scenarios, deal structure and exit — belong to Concept Plus. A Rapid Parcel Check is a screen against the same questions, not the full document.
- Executive memorandum and recommendation
- Opportunity snapshot
- Property overview
- Municipal and corridor context
- Land use, zoning and entitlement path
- Approval complexity and timeline
- Environmental review
- Infrastructure, access and parking
- Comparable analysis and adjustment grid
- Development pipeline and competitive supply
- Highest and best use — at least three programs compared
- Development yield and construction economics
- Financial model
- Investment committee view
- Risk register
- Deal structure options
- Value creation strategies
- Exit strategy
- KLB Development Score, with its full breakdown
- Recommendation, action plan and basis
Your intended use decides which sections carry weight. A study that answers a question you did not ask is a study you paid for twice.
05 / What it costs
Choose the level of certainty the decision needs.
Fixed fees, agreed before any work begins. Every engagement starts by confirming the parcel and your intended use, so the scope matches the decision you actually have to make.
Rapid Parcel Check
$295
For a parcel you are still deciding whether to pursue.
A public-record screen of the gates that kill deals—land use, zoning, access, utilities, flood, wetlands, recorded restrictions—each with its source and a go / caution / stop verdict. If a gate comes back red, that is your answer and the work stops there.
Paid in full before work begins.Core Feasibility Study
$895
For a buyer under contract or inside an inspection period.
The full written report: the parcel run against the complete control matrix, every constraint category sourced, a risk register, and a financial model for your intended use—with every assumption stated next to the number it produces.
Paid in full before work begins.Concept Feasibility Plus
from $1,750
For a builder or developer deciding what to pay.
The Core study plus the market: land comparables with an adjustment grid, at least three programs compared side by side, scenarios and sensitivity, deal structures and exit routes—a recommendation you can hand to a partner or a lender.
50% deposit, 50% before delivery.Custom engagement — from $2,500. Multiple parcels, several scenarios, rezoning or PUD complexity, agency coordination or an unusually compressed deadline are quoted individually. Final scope and fee depend on the parcel, the county, the intended use and the documents available—confirmed in writing before you approve anything.
06 / How the study works
From a parcel to a decision, in four steps.
- Send the parcelAddress or Parcel ID, what you intend to build, and the deadline you are working against.
- We confirm scope and feeWe verify we are looking at the right parcel, then put the scope, the fee and what we need from you in writing. Nothing starts until you accept.
- We run the screeningEvery parcel goes through the same questions, against the public record. Each finding is marked verified, estimated or pending confirmation.
- You receive a decisionGo, conditional go, or stop—with the constraints, the open questions, the studies still needed and who to call next.
Where the answers come from
We name our sources so you can check them, and so the professionals you hire next can start from them instead of repeating the work.
- County property appraiserParcel identity, ownership, assessed value and sales history.
- County GIS, zoning code and comprehensive planZoning district, future land use, density, setbacks and overlays.
- FEMA National Flood Hazard LayerFlood zone, base flood elevation and mapped exposure.
- Wetland inventories and state environmental recordsMapped wetlands, surface waters and conservation areas.
- Public LiDAR and NRCS soil surveysTerrain, drainage patterns and soil behavior.
- Water management district criteriaTreatment volume and retention requirements for the district your parcel sits in.
- State and county roadway dataAccess, right of way and the corridor’s official service volume.
- Utility service providersWater, sewer and power availability near the parcel.
Two rules govern every figure
- Every figure carries its statusVerified, estimated, or pending confirmation. A figure with no status does not enter the report.
- A missing number is declared, never filled inIf a datum is missing we say so, and we name the source that closes it. A dated “pending” is worth more than an invented number.
Where the questions come from
The screening is not a checklist someone wrote from memory. It is built on a catalogue of why development projects stall and die: more than 60 verified causes across seven fronts—utilities, permitting, environment, title, money, construction and management—from roughly 180 sources.
Almost everything is discovered during construction. Almost all of it was detectable before closing.
A transformer with a 128-week lead time gets ordered in month four of construction; it could have been reserved before the land closed. A three-year pavement-cut moratorium surfaces when the right-of-way permit is filed; it was sitting in the county’s public repaving calendar all along. That is what the gates are for: each one resolves green, amber or red against its own source, and a red one stops the study before more money goes in.
What this study is — and is not
It is a preliminary, source-backed screening and a professional opinion. It is not a title search, a legal opinion, an appraisal, a boundary survey, a wetland delineation, a geotechnical report, a Phase I environmental assessment, or signed-and-sealed engineering. Public maps and records can be incomplete, outdated, or subject to agency confirmation, and no study can guarantee that an agency will approve anything.
Those sealed deliverables are prepared by licensed professionals. Our job is to tell you whether and when it is worth paying for them—and to hand them a clean, sourced starting point.
07 / Built for an early decision
Before contract
Screen fatal constraints before committing capital.
During due diligence
Focus specialists on the questions that can change the deal.
Before design
Give engineers and consultants a sourced starting point.
08 / Questions
Before you ask.
How long does a study take?
A quick desk triage can take about a day. The timeline for a full study is confirmed after we review the parcel, intended use and scope.
What do you need from me?
The parcel ID or address and your intended use. We pull the rest from public and third-party sources.
Does this replace my civil engineer or attorney?
No — it tells you whether and when to spend on them, and hands them a clean, sourced starting point.
What if the answer is “don’t buy”?
That’s the point. A well-argued no, early, is the cheapest deliverable we produce.
Is this Florida-only?
The method is tuned to Florida, U.S.; we can scope elsewhere in the U.S. on request.
Do you do the engineering too?
The study includes screening-level site, drainage and traffic reads from public records — enough to price the deal and decide. Sealed engineering is a separate, PE-signed engagement scoped once you decide to move.
Request a study
Tell us about the parcel and what you want to build.
We will review the request and respond with scope, timing and pricing. No purchase is required to submit.
Email: info@klbfeasibility.com
Phone (text preferred): (407) 476-6026
Important notice
KLB’S Services LLC provides preliminary feasibility screening and professional opinions based on information available at the time. Services do not replace a survey, title opinion, environmental assessment, legal advice, tax advice, investment advice or signed-and-sealed engineering. Final requirements and approvals remain with the applicable agencies and licensed professionals.
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