Before You Buy.
Before You Build.
Know What That Property
Can Actually Do.
A comprehensive research report answering every regulatory, ownership, environmental, and zoning question before you commit. Delivered by an expert who sits on the P&Z Commission.
Start Your PRR →Three Situations Where a PRR Is Non-Negotiable.
Any time "what can I do with this property?" determines whether a deal, project, or investment makes sense.
Investors & Developers
Evaluating a property pre-purchase. Before you close, know if zoning supports your plans, flood zone affects financing, liens cloud the title, and deed restrictions block your exit strategy.
Pre-Purchase Due DiligenceHomeowners Adding On
Want to add a bedroom, build a garage, subdivide a lot, or change how your property is used? Before spending money on plans, confirm the property can legally do what you're imagining.
Before Plans Are DrawnReal Estate Agents & Buyers
A PRR surfaces the restrictions, encumbrances, and regulatory flags that don't show up in an MLS listing — before your client is committed to a purchase.
Buyer & Listing Due DiligenceEvery Answer You Need Before You Commit.
Zoning & Permitted Uses
Current classification, uses permitted by right, what requires a variance, and the municipality's future development plan for the parcel.
Setbacks, Height & Lot Coverage
How close you can build to each property line, maximum height, and how much of the lot can be covered — critical for additions.
Overlay Districts & Special Zones
Airport flight paths, floodway vs. flood fringe distinctions, agricultural preservation zones, and other overlays affecting development rights.
Municipality Ordinances
City or county ordinances beyond base zoning — sign codes, noise ordinances, short-term rental rules, and local amendments affecting your specific plans.
Ownership & Tax Information
Current ownership confirmed, assessed value, annual tax amount, full payment history, and delinquency status via county assessor records.
FEMA Flood Zone Determination
Official flood zone classification, FIRM map panel reference, base flood elevation, floodway vs. flood fringe distinction, and financing/insurance implications.
Slide Zone & Soil Hazard
USGS geological hazard review and NRCS Web Soil Survey for soil type, expansive soil risk, and geological conditions affecting construction feasibility.
Wetlands & Wildlife Designation
USFWS IPaC review for protected species and critical habitat, plus Army Corps National Wetlands Inventory mapping for wetland boundaries on or near the parcel.
Full Permit History
All permits issued, expired, and open — unpermitted work flags, failed inspections, and outstanding code violations affecting plans or financing.
Variance & BZA Decision History
Prior variance applications, BZA hearings, approvals, and denials on this and adjacent parcels — signals your own application prospects before you file.
Nonconforming Use Status
Whether the property is currently used in a way zoning no longer permits — critical for investors evaluating older commercial or mixed-use properties.
Right-of-Way & Road Plans
ALDOT and county road widening or right-of-way acquisition plans that could affect lot dimensions or buildable area in the future.
Utility Availability
Confirmation of water, sewer, gas, electric, and broadband availability at the parcel — not just nearby. Critical for vacant land and rural properties.
Historic District Designation
Alabama Historical Commission registry and local historic overlay district review — affects exterior modifications and what requires architectural approval.
Subdivision Plat Review
Recorded plat for lot dimensions, building envelopes, and plat-level restrictions that may be more restrictive than current zoning ordinances.
Preliminary Lien & Encumbrance Research
County probate court search for judgment liens, mechanics liens, and IRS tax liens recorded against the property or owner. Flags anything requiring a full title search before closing.
HOA Financial Health & Special Assessment Review
Full governing document analysis plus HOA meeting minutes, reserve study, budget, and special assessment history — flags underfunded reserves and pending litigation.
Easement & Deed Restriction Deep Research
Title-level review of all easements, deed restrictions, and encumbrances — beyond the preliminary check included in the Standard PRR.
BZA Application Preparation
When a variance or special exception is needed, full preparation and filing of the Board of Zoning Adjustment application, including narrative and supporting documentation.
Need a Variance? We Can Handle the Application.
Most advisors tell you that you need a variance and leave you to figure out the BZA process yourself. We prepare the full application, draft the supporting narrative, assemble documentation, and attend the hearing as your representative. Our P&Z Commissioner experience means we know exactly what boards look for when they vote.
We Can Show Up With You.
When you need someone in the room at the HOA board, BZA, city council, or a pre-application meeting — we can be there. $125/hr, 2-hour minimum.
BZA / Variance Hearings
Attend and present before the Board of Zoning Adjustment as your design expert.
$125/hr2hr minHOA Board Meetings
Present your project, answer architectural questions, advocate for approval.
$125/hr2hr minCity Council Hearings
Attend rezoning, annexation, or variance hearings as your architectural representative.
$125/hr2hr minPre-Application Meetings
Meet with planning staff before you file — know exactly what to expect.
$125/hr2hr min
A Note on Transparency
Jennie Leigh serves as an active Planning & Zoning Commissioner in Lincoln, Alabama. For matters that come before her own board, she provides research, preparation, and briefing — but does not appear as a paid advocate before that specific body.
For all properties outside Lincoln — and for BZA, city council, and HOA hearings statewide — she can attend, advocate, and represent fully.
This boundary isn't a limitation. It's a signal of the kind of professional you're working with.
Available throughout Central Alabama and statewide. Travel beyond 30 miles from Lincoln billed at $75/hr. Mileage at IRS standard rate.
Two Tiers. Every Property Covered.
Standard covers the vast majority of residential properties. Comprehensive is for complex situations, investors, and high-stakes decisions.
- Zoning, setbacks & overlay districts
- Municipality ordinances
- Ownership & tax records
- FEMA flood zone + floodway distinction
- Slide zone & soil hazard (USGS + NRCS)
- Wetlands & wildlife designation (USFWS + Army Corps)
- Full permit history
- Variance & BZA decision history
- Nonconforming use status
- Right-of-way & road plans (ALDOT)
- Utility availability at parcel
- Historic district designation
- Subdivision plat review
- Preliminary easement & deed restriction check
- Branded PDF with findings & recommendations
- Preliminary lien & encumbrance research (judgment, mechanics & IRS liens)
- HOA financial health review (reserve study, budget, special assessments)
- HOA governing document deep analysis
- Full easement & deed restriction title-level research
- Estate, trust & LLC ownership flag analysis
- Prior contamination / prior use history flag
- BZA application preparation (quoted separately · $500–$1,500)
Simple. Thorough. Delivered.
Submit Your Intake
Tell us about the property, your plans, and which tier fits your situation. Takes about 10 minutes.
We Scope & Quote
We confirm the research scope and final price before any work begins. No surprises.
Research & Report
Jennie Leigh conducts the full research and delivers a branded PDF — every finding, every flag, and what it means for your plans.
Move Forward Informed
Buy, build, apply for a variance, or walk away — with every regulatory answer you need.
Research. Analyze. Design.
One Expert. The Complete Journey.
The PRR, PRP, and architectural drawings work together — from "can I do this?" all the way to construction documents.