Buying a home in Metro Atlanta can move fast, and the due diligence period is your best tool to slow things down long enough to protect your money. If you are a first-time or move-up buyer in Fulton County or nearby suburbs, you want clarity on what you can inspect, how long you have, and what happens to your deposits. With a clear plan, you reduce risk, keep leverage, and avoid costly surprises after closing. Let’s dive in.
What due diligence means in Georgia
Georgia purchase contracts commonly use due diligence language that gives you a limited window to investigate the property and decide whether to move forward. During this window, you have the unilateral right to terminate for any reason. That right is powerful, but it is tied to strict deadlines and payments.
Two different payments usually come into play:
- Due diligence fee. A negotiated amount you pay to the seller for taking the home off the market while you investigate. It is commonly credited to you at closing if you proceed. If you terminate during due diligence, the seller typically keeps this fee, subject to your contract terms.
- Earnest money. A separate deposit held in escrow. It applies to your purchase at closing. If you terminate on time under due diligence or another valid contingency, earnest money is commonly returned. If you default after protections expire, it may be at risk under the contract.
Contracts also include other contingencies that can protect you after due diligence ends. Common examples are loan approval, appraisal, title review, survey, and HOA document review. Your safety net shifts from a broad right to terminate to specific protections with their own timelines.
How Georgia differs from other states
If you are moving from a state that uses an “option period” or different statutory rules, Georgia’s setup is more contract driven. The due diligence fee is negotiated rather than standardized. Sellers often market homes “as is,” which means they are not obligated to make repairs by default. You can still inspect and request repairs during due diligence. The seller can accept, counter, or decline.
The big takeaway is that Georgia gives you a wide termination right for a limited time. After that window, your ability to cancel cleanly depends on the exact contingencies you negotiated.
Typical Metro Atlanta timelines and money
Local practice varies by neighborhood and competition, but these patterns are common in Metro Atlanta:
- Due diligence period. Competitive offers often use 3 to 7 days. More conservative buyers request 10 to 14 days. Your window should match the inspections you need and how quickly you can schedule them.
- Earnest money delivery. Contracts typically require delivery within 3 to 5 business days of contract execution. Missing this deadline can create a breach risk, so calendar it.
- Due diligence fee. Paid to the seller at or soon after contract signing based on your agreement. Amounts scale with price point and competition. The fee is often larger in multiple-offer situations and smaller when the market is slower.
Think of the due diligence fee and the length of the period as levers. Shorter timelines and a higher fee can make your offer stronger. If you need more time for inspections or financing coordination, negotiate a longer period with a reasonable fee.
Plan your due diligence like a pro
Your goal is simple: complete the critical inspections and collect repair bids early enough to negotiate with the seller while you still have termination rights. The clock starts the day your contract is accepted, so move quickly.
Core inspections to consider:
- General home inspection
- Pest and wood-destroying insect inspection
- Roof evaluation
- HVAC, plumbing, and electrical specialists as needed
- Sewer scope or septic inspection where applicable
- Chimney, radon, mold, and lead-based paint testing as appropriate
- Title commitment and survey or boundary review
- HOA documents for condos or HOA communities
- Permit and zoning checks for major renovations
Scheduling realities in Atlanta mean a qualified inspector may need 2 to 7 days. Specialized tests like sewer scopes or structural evaluations can take longer. Book the general inspection immediately, then layer in specialists based on findings.
A practical 10-day timeline
Here is a sample workflow that fits many Metro Atlanta deals and keeps leverage on your side:
- Day 0. Contract signed. Deliver due diligence fee and earnest money per contract. Your agent schedules inspections immediately.
- Days 1 to 2. General home inspection and pest inspection. Ask questions while the inspector is on site.
- Days 3 to 5. Specialized inspections. Order sewer scope, HVAC, roof, and any targeted tests. Start collecting at least one to two contractor estimates for major items.
- Days 6 to 8. Draft a written, itemized repair or credit request. Attach inspection excerpts and estimates.
- Days 9 to 10. Negotiate final terms or deliver written termination before the due diligence deadline if the seller response is not acceptable.
This timeline is a template. Adjust it for property age, scope of systems, and inspector availability.
Repair requests that get results
A clear, evidence-based repair request is more likely to earn a yes. Keep these strategies in mind:
- Lead with health and safety. Prioritize roof leaks, active plumbing issues, electrical hazards, structural concerns, and pest damage.
- Be specific. Reference the inspection report and attach contractor bids. Itemize each repair or credit amount.
- Consider credits. Many sellers prefer a closing credit over scheduling repairs. For lender-required items or system replacements, use precise language and timelines if repairs must be completed before closing.
- Set reasonable expectations. A concise list with a fair cap can be easier for the seller to accept than a long wish list.
- Keep everything in writing. Use an amendment to document any agreement. Verbal promises do not protect you.
If the seller declines or counters with inadequate terms, you can terminate within the due diligence period. After it ends, your ability to cancel depends on the loan, appraisal, title, or other specific contingencies that still apply.
Common pitfalls to avoid
- Waiting until the last day to order specialized inspections. Sewer scopes, structural engineers, or mold testing can take time.
- Requesting repairs without cost estimates. Sellers respond faster when they see numbers.
- Relying on verbal agreements. Make sure every repair or credit is signed in an amendment.
- Ignoring HOA rules or unpermitted work until late. Rental caps, pending assessments, or unpermitted additions can change your decision.
Title, HOA, and insurance checks
Use due diligence to review recorded matters and practical risks beyond the home’s systems. Focus on the following:
- Title and survey. Review title exceptions and any liens. Order a survey or boundary review to uncover encroachments, easements, or conflicts.
- Taxes and assessments. Confirm property tax status and check for special assessments.
- HOA documents. Read financials, rules, rental restrictions, pending litigation, and meeting minutes for condos and HOA communities.
- Insurance and flood risk. Confirm insurance availability and pricing early. If the home sits in a FEMA flood zone, flood insurance may be required. Older homes or those with prior claims can face coverage limits or higher premiums.
These checks can affect affordability and long-term use. Build them into your timeline so you have options before the deadline.
Align lender timelines with your protections
Financing steps must fit your contract clock. Coordinate with your lender on appraisal ordering, underwriting milestones, and any conditions that affect the loan contingency. If an appraisal comes in low after due diligence ends and you did not secure an appraisal contingency, your options may be limited without risking earnest money. Make sure contingency dates are realistic on day one.
Using fees and timelines strategically
The right combination depends on market conditions and your risk tolerance:
- In multiple-offer situations, a shorter due diligence period and a strong due diligence fee can stand out. Protect yourself by pre-booking inspectors and committing to a fast schedule.
- If you need more certainty, negotiate a longer due diligence and keep earnest money at a level that shows seriousness without overexposing you. The due diligence fee is your sunk cost if you walk, so size it thoughtfully.
Clarity and speed are your allies. Tell the listing agent your inspection plan and follow through.
A quick buyer checklist
Right after contract acceptance:
- Deliver earnest money and the due diligence fee per contract.
- Order general and pest inspections immediately.
- Request access details, recent utility bills, permits, and HOA docs.
- Confirm appraisal and underwriting timelines with your lender.
Within the first 3 to 7 days:
- Schedule sewer scope and any needed specialists.
- Start title review and order a survey if needed.
- Begin insurance quotes and confirm flood status.
Before the due diligence deadline:
- Gather contractor estimates for major repairs.
- Send a written, itemized repair or credit request.
- If terms are unacceptable, send written termination before the deadline.
Moving forward after agreement:
- Get signed amendments for all repairs or credits.
- Track all remaining contingencies and their dates.
- Coordinate closing details with the closing attorney or title company.
How a systems-focused agent helps
A strong advisor can turn inspections into negotiation leverage rather than just a list of problems. With construction and home-systems experience, your agent can help you scope the right inspections, interpret findings, and estimate repair costs in real time. That means clearer requests, stronger documentation, and fewer surprises after you move in.
If you want someone in your corner who treats due diligence like an organized, time-sensitive project, reach out. You will get plain-language guidance, prioritized action steps, and hands-on coordination from contract to closing.
Ready to protect your purchase and negotiate with confidence? Connect with Evan Beckett to map the right due diligence plan for your Metro Atlanta home search.
FAQs
What is Georgia’s due diligence period for homebuyers?
- It is a negotiated window in the contract that gives you the unilateral right to inspect and terminate for any reason within that timeframe.
What is the difference between a due diligence fee and earnest money?
- The due diligence fee is paid to the seller for the inspection window and is often non-refundable if you terminate, while earnest money sits in escrow and is usually refundable if you cancel under valid timelines or contingencies.
How long is a typical due diligence period in Metro Atlanta?
- Many competitive offers use 3 to 7 days, while more conservative timelines are 10 to 14 days depending on inspector availability and property complexity.
When is earnest money due in Georgia home purchases?
- Contracts commonly require earnest money delivery within 3 to 5 business days of contract execution, so calendar the deadline to avoid breach.
Can I ask for repairs if the home is listed “as is”?
- Yes, you can inspect and request repairs or credits during due diligence, but the seller can accept, counter, or decline; you can still terminate within the window if terms are not acceptable.
What inspections should I prioritize during due diligence?
- Start with a general home inspection and pest inspection, then add specialists for roof, HVAC, plumbing, electrical, sewer or septic, chimney, radon, mold, and lead-based paint as appropriate.
What happens if I find a major issue near the deadline?
- Deliver a written repair request with estimates immediately, or terminate in writing before the due diligence period ends to preserve your earnest money protections.
