What to Do When You Get a Letter From a Landman

You check your mail and there's a letter from someone you've never heard of, asking about your mineral rights. Maybe they want to lease them. Maybe they want to buy them. Maybe they want you to sign a division order. Whatever the ask, it's a little unsettling when you weren't expecting it.

Here's how to handle it.

Who Is a Landman?

A landman is a professional who researches mineral ownership, negotiates leases, and acquires mineral interests on behalf of oil and gas companies. Some are employed directly by operators. Others work for independent land companies or as freelance contractors.

A letter from a landman usually means one of two things: an operator is planning to drill in your area and needs to lease your minerals, or a mineral buying company wants to purchase your interests.

If They Want to Lease

A lease offer means an operator is interested in drilling on or near your property. The letter will typically include:

• A proposed royalty rate
• A bonus payment per acre
• A lease term (usually 3 to 5 years)
• A draft lease agreement

This is a negotiation, not a take-it-or-leave-it situation. The first offer is rarely the best the company will do. All provisions are negotiable, not just the bonus and royalty. Royalty rates should typically fall between 12.5% and 25%, with 1/5 (20%) increasingly common in active areas.

Before signing anything, read our post on what to look for in a mineral lease. If the offer is significant, consider having a mineral rights attorney review the lease.

Don't feel pressured by deadlines. Landmen sometimes create urgency ("this offer expires in 10 days") to speed up the process. As one Texas A&M guide puts it, never consent to an oral change: it is what you sign that counts, not what the landman promises. If the offer is significant, a mineral rights attorney can review the lease and may negotiate better terms on your behalf.

If They Want to Buy

A purchase offer means a company wants to buy your mineral interests outright. The letter will include an offer price, usually per net mineral acre.

Things to know:

• Mineral buyers purchase at a discount. Their offer represents a price that's profitable for them, not the full fair market value of your minerals.
• You are under no obligation to sell.
• Getting an independent mineral valuation before responding helps you evaluate the offer.
• If you're receiving royalty income, selling means giving up that income stream permanently.
• The tax implications of a sale (capital gains) are different from the tax treatment of ongoing royalty income.

If They Want You to Sign a Division Order

A division order isn't a lease or a sale. It's an administrative document that tells the operator how to allocate revenue among interest owners. If you received a division order, a well is already producing on your minerals (or a unit that includes your minerals), and the operator needs your sign-off to start sending checks.

Read it carefully to make sure your decimal interest is correct, then sign and return it.

How to Verify the Contact

Before engaging:

• Search the company name online. Legitimate land companies and operators have a web presence.
• Check the state oil and gas commission for the operator's name and any permits filed in your area.
• Call the company directly using a phone number from their website, not from the letter.
• Never send money. Legitimate lease or purchase transactions don't require the mineral owner to pay anything upfront.

Don't Ignore It

The worst response to a letter from a landman is no response at all. If someone is looking into your minerals, there's a reason. Whether you lease, sell, or decline, it's an opportunity to confirm what you own, update your records, and make an informed decision.

At minimum, a letter from a landman is a free confirmation that your mineral interests have value.

Use the contact as an opportunity to confirm your records in MinRight. Verify the property details, check your lease status, and note the landman's inquiry. If you do decide to lease or sell, having organized records puts you in a stronger negotiating position.