More than one entrance can sound like a good thing on a commercial property. More entrances can mean more room for tenants, traffic and future growth. But each entrance has its own legal and physical rules. A due diligence survey checks those rules before you close on the deal.

Skipping this check is risky. A driveway that looks fine on paper might cross onto the land next door. It might break a legal agreement. It might sit outside the spot the city approved. This article lists the due diligence survey questions to ask when a commercial property has more than one entrance. Ask them early. Catch problems before they cost you money.

Does Each Access Point Connect to the Tract Legally?

Every entrance on a commercial property needs a legal right to exist. A due diligence survey checks if that right is really there. Just because you can drive on it does not mean you have the legal right to use it.

A due diligence survey should check:

• Whether each entrance sits on land the property owns, or on land covered by an easement (a legal right to use part of someone else’s land)
• Whether an easement clearly allows cars, not just people walking or utility crews
• Whether an easement stays with the land when it sells, instead of staying with just one past owner
• Whether any entrance depends on a handshake deal that was never put on paper, since a title company will not insure that kind of deal

A property with three or four entrances often has a mix of these setups. One entrance might sit fully on the property’s own land. Another might depend on an easement that crosses a neighbor’s land. A surveyor checks the legal papers and maps each entrance back to its true legal source. Don’t assume every driveway you see has the same legal standing.

Are Driveway Locations Consistent With the Surveyed Frontage?

A driveway needs to sit in the spot the survey and the city both allow. Frontage means the part of the property that touches the street. A due diligence survey checks the real driveway spot against what was recorded and approved. A driveway in the wrong spot can cause problems even after years of use.

Things to check:

• Whether each driveway sits inside the frontage measurements shown on the survey
• Whether the driveway cut matches what the city approved, since cities like McKinney control how close driveways can sit to each other
• Whether a driveway crosses a utility easement or sits on the neighbor’s land
• Whether an entrance was added later without a matching permit

McKinney has grown a lot along its main roads. Many properties along these roads were built in stages over several years. Because of that, it is common to find a driveway that got added or moved after the first survey was filed. A due diligence survey finds gaps like this before they become a problem during a sale or a new project.

Do Multiple Entrances Create Internal Circulation Constraints?

More entrances can actually make traffic flow worse inside the property. A due diligence survey helps show if traffic really moves the way a buyer expects. More entrances do not always mean smoother traffic.

A survey and site check can help answer:

• Whether the inside driving lanes connect entrances in a way that makes sense
• Whether hills or dips on the property make it hard for cars to move between entrances
• Whether a future building or parking area would block a path between two entrances
• Whether fire trucks and emergency vehicles can reach every part of the site

This matters most for a property that may see new construction or bigger tenants soon. A site that works fine today with loose traffic flow may not work for a busier use without real changes to the ground or driveways. Checking this early, along with the survey, helps a buyer know what site work a new use would really need.

Could Access Changes Affect Future Development Plans?

Changes to access can limit or reshape what you can build later. A due diligence survey, along with a check with the city, helps a buyer see that risk before buying or redesigning. An entrance that works fine today might not work for a different use tomorrow.

Think about:

• Whether the city could ask you to close or combine an entrance during a future permit, especially on roads set for widening or safety fixes
• Whether switching a building’s use, like from office to store, could trigger new traffic rules
• Whether an existing easement is wide enough and flexible enough for a new layout
• Whether a shared access deal with a neighbor limits future changes

McKinney keeps working on road projects as it grows. Access rules along improved roads tend to get stricter over time, not looser. A property with wide open access today may face new limits once a road project moves forward. Check current rules and any known future plans with the city, along with the survey itself.

What Access Information Should Be Confirmed Before Closing?

Before closing on a commercial property with more than one entrance, a buyer should check the legal, physical and city status of every entrance, not just the ones used today. Waiting until after closing to sort this out gives up most of your power to fix a problem.

Confirm the following before closing:

• A current due diligence survey showing every entrance, easement and frontage measurement
• A title review showing which access rights are insured and which are not
• City confirmation of approved driveway spots and any planned road or access changes
• Written proof of any shared access deals with neighboring properties
• Utility lines near any entrance that could affect future site work

Rules can change based on property type, lender, title company and city, so treat this list as a starting point, not a full checklist for every deal. If your closing date or loan depends on confirming access rights, ask your surveyor and title company these questions early. Don’t wait until the last minute.