"How long until the plat records?" matters more to your deal than almost any other number. It decides when you can sell the first lot, how much you can borrow at closing, and whether the project fits inside your loan term.
Here are the steps, how long each one usually takes, and how we finance land while you wait.
How long does plat approval take?
Often 6 to 10 weeks for a minor plat once submitted, and 4 to 12 months for a major subdivision.
A simple minor plat on an existing road can often be approved and recorded in about 6 to 10 weeks after you submit it. A major subdivision with a preliminary plat, a final plat, and new roads often takes 4 to 12 months from drafting to recording. Your county can be faster or slower. Some states set a deadline for the county to act; see subdivision rules by state.
These ranges come from Platineer's guide to the platting process. Call your planning office for the local answer.
Buying land to subdivide?
Subdivision loans from $30K to $1M, up to 80% of price when the plat records at closing, partial releases as lots sell. Written quote in 24 hours.
Get a Free QuoteSubdivision LoansWhat are the steps to get a plat approved and recorded?
Survey, pre application meeting, submission, review and revisions, then approval and recording.
First a surveyor drafts the plat. Then you meet with planning staff, submit the application, and wait for review by planning, engineering, and the health department. You revise and resubmit. Once it is approved and the conditions are met, the plat records with the county and the new lots legally exist.
| Step | Typical time |
|---|---|
| Survey and drafting | 2 to 8 weeks |
| Pre application meeting | 1 to 3 weeks |
| Formal submission | One day, once complete |
| Staff review and revisions | 4 to 12 weeks |
| Approval and recording | Varies. Minor plats are often approved by staff |
Source: Platineer.
What slows down plat approval?
Perc tests, access problems, revisions, and a busy planning office.
The usual delays are perc tests that have to wait for the right season, an access or frontage problem that forces a new lot layout, review comments that need another round of revisions, and a planning office with a backlog. A major subdivision can also wait on road plans and a public hearing date.
- Perc testing: some counties only test in certain seasons
- Access and frontage: a lot without them means a new layout
- Revisions: each round of comments adds weeks
- Hearings: major subdivisions wait for a meeting date
- Survey backlog: good rural surveyors are booked out
See why you perc test every lot before you subdivide.
Can I buy the land before the plat records?
Yes. We lend 65% at closing, then advance another 15% when the plat records.
Most sellers will not wait months for your plat. So we fund the purchase at 65% of the price at closing, and advance another 15% the day the plat records, as long as the value is there. If the plat records by closing and every lot passes perc, we lend up to 80% at closing.
| Plat records at closing | Plat records after closing | |
|---|---|---|
| Loan at closing | Up to 80% of price | 65% of price |
| Later advance | None needed | Another 15% when the plat records |
| Down payment | 20% | 35% until the plat records |
| Perc tests | Every lot shows a conventional system | Test every lot before you close |
| Value cap | Loan never more than 65% of our conservative value | |
How should I plan a plat around a 2 year loan?
Plan for the plat to record in the first few months so you have time to sell.
Our subdivide loans run 2 years. That is plenty for a minor split, and it can work for a major one if you start early. The goal is to record the plat fast, then use most of the term to sell lots, release them one at a time, and pay the loan down as you go.
Each lot sale pays a release price and the lien comes off that lot. See how partial lien releases work.
In my experience, the deals that go wrong started the plat too late. Start the survey the week you sign the contract.
How can I speed up plat approval?
Start the survey and perc tests during due diligence, and meet with planning staff early.
Hire the surveyor as soon as the contract is signed. Order perc tests on every lot at the same time. Meet with planning staff before you submit, so you know what they want to see. Keep the layout simple, on an existing road. And answer review comments the same week they come in.
A split under state or local limits can skip the plat entirely. See land split vs. subdivision.
Need to buy before the plat records?
Get a Free Quote →Frequently Asked Questions
How long does it take to get a plat approved?
Often about 6 to 10 weeks once submitted for a minor plat, and about 4 to 12 months for a major subdivision, depending on the county.
What is the difference between a preliminary plat and a final plat?
A preliminary plat shows the planned layout for review. The final plat is the approved version that records with the county and legally creates the lots.
When can I sell lots from a subdivision?
After the plat records. Before that, the lots do not legally exist as separate parcels.
Can I get a loan before my plat records?
Yes. Damen Capital lends 65% of the purchase price at closing and advances another 15% when the plat records.
How long is a subdivide loan term?
Damen Capital subdivide loans have a 2 year term, interest only.
Related Reading
- Subdivision loans: buy land, split it, sell the lots →
- Minor vs. major subdivision →
- Land split vs. subdivision →
- Why you perc test every lot before you subdivide →
- How lenders value a subdivide loan →
- How partial lien releases work on land loans →
- How much it costs to subdivide land →
- Sell subdivided lots fast with seller financing →