Apice
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Pre-Purchase Technical Review

Decide if the site works before earnest goes hard.

Apice surfaces site, zoning, code and approval-path constraints before the deposit goes non-refundable — while your options are still open.

Evaluate a property
Why before closing

Most preventable losses are decided at closing.

A constraint an engineer could have flagged in a few hours can become a costly entitlement problem after acquisition. We look for it while you can still renegotiate, add a contingency or walk away.

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

Standard turnaround is 5–10 business days from receiving the property data, with rush turnaround when a contract clock is running.

Residential lot with a two-story house Mid-rise apartment building
What's included

A full early-stage technical review.

Site & zoning

Current zoning, overlays, height, density and setback limits, allowed and conditional uses, future land use and pending land-use changes nearby.

Code constraints

Florida Building Code (FBC 2023), accessibility, energy, wind (ASCE 7-22) and any specialty-occupancy requirements that affect the project.

Environmental flags

FEMA flood zone, NWI wetlands, FDEP-flagged concerns, conservation overlays — and whether a Phase I ESA is warranted.

Utilities & infrastructure

Water, sewer, stormwater, electric, gas and access: capacity, connection-fee realism and impact-fee exposure.

Entitlement path

A realistic timeline and cost for any rezone, special use, variance, comp-plan amendment or PD/PUD process, risk-rated against current patterns.

Written technical opinion

A direct go / fix / no-go recommendation, with constraints in priority order and code citations. One decision document.

Building section drafted by hand
Deliverables

What lands in your inbox.

Decision memo (PDF)Code citations, prioritized risks, recommendation
Constraints mapZoning, flood, wetlands and setbacks on the parcel
Entitlement-path matrixPathways with timeline and cost ranges
Impact & connection feesDocumented with current ordinance references
Recommended next stepsWhat to confirm, or what could change a no-go
Follow-up callWalk your team or IC through the findings

Sized for an LP memo or investment committee. If it's a no-go, the memo says what could change it.

When to engage

Before the deposit goes non-refundable.

01

Pre-LOI

A quick desktop screen before you submit an offer. Deal-breakers surface in 24–48 hours, so the LOI goes out clean — or doesn't go out.

Meeting room prepared for a findings review02

Inside the diligence window

A full technical workup during the contractual diligence period, supporting a price renegotiation, contingency removal or termination.

Commercial towers from street level03

Pre-closing extension

Past initial diligence and deciding whether to extend? We pressure-test what the seller's package said against what your team has confirmed.

Who this work is built for

Buyers who need an answer, not a pitch.

InvestorsLand & development investorsOwners, GPs and sponsors evaluating a site before committing equity or a hard deposit.
Family officesFamily offices & HNWAn independent technical layer on top of broker materials and seller packages.
LendersLenders & equity partnersPre-funding technical review supporting underwriting or LP committee memos.
BrokersBrokers & advisorsA site-fit screen before pitching a parcel to a specific buyer or use.
Sweeping white architecture against a blue sky

Send us the parcel ID, address or LOI.

We'll tell you what we'd want to look at first.

Evaluate a property