Buying a home in Georgia and keep hearing “due diligence” tossed around? You are not alone. This short window can make or break your purchase, especially in Metro Atlanta where timelines move fast. When you understand what the due diligence period is, how long you need, what to check, and how to use your inspection results to negotiate, you gain real leverage and reduce risk.
This guide breaks down the Georgia due diligence period in plain English, with practical steps for Atlanta and Fulton County. You will learn what to schedule first, how money works, typical local timelines, and how to turn findings into clear repair requests or credits. Let’s dive in.
What is Georgia’s due diligence period?
The Due Diligence Period is a negotiated window in your Georgia purchase contract when you can inspect the home, verify facts, and decide whether to move forward. During this period, many contracts give you the right to terminate for almost any reason, as long as you follow the contract rules and deadlines.
In Georgia, the Georgia Association of REALTORS forms are commonly used. Those forms outline the due diligence mechanics, the money that changes hands, and how notices must be delivered. Always rely on the signed contract for exact terms.
Due diligence fee vs. earnest money
Georgia buyers often pay a Due Diligence Fee directly to the seller. This is negotiated and is typically non refundable if you terminate. You also deposit earnest money with the closing attorney or escrow holder. If you terminate properly within the due diligence period, your earnest money is usually refundable based on the contract, while the due diligence fee typically is not. Confirm the treatment of both in writing.
Different from financing or appraisal contingencies
Due diligence is not the same as a financing or appraisal contingency. You may have both. Due diligence covers your inspection and investigation period. Financing and appraisal cover your lender’s conditions. They can run at the same time but they serve different purposes.
What to do during due diligence
Use this time to uncover safety issues, major system problems, and any lender requirements that could affect your loan. Prioritize items that could stop the deal or change your budget.
Core inspections for Metro Atlanta
- General home inspection for structure and systems. This is your baseline.
- Wood-destroying organism inspection. FHA and VA loans often require it, and treatment is a common negotiation point.
- Sewer scope, especially for older Atlanta neighborhoods with clay lateral lines.
- Roof inspection for remaining life and leak evidence.
- HVAC evaluation for function and safety.
- Electrical and plumbing evaluations if the inspector flags concerns or if the home is older.
- Septic inspection and pump if the property is on septic. Ask for service records.
- Well water testing if the property uses a well.
- Radon test if desired.
- Chimney and fireplace inspection if you plan to use them.
- Pool or spa inspection if applicable.
- Environmental checks as indicated, such as lead-based paint considerations for homes built before 1978.
Title, survey, HOA, and permits
- Title commitment review and encumbrances with the closing attorney.
- Boundary survey if property lines matter to you.
- HOA or condo document review for fees, rules, reserves, and pending assessments.
- County permits and code history, especially if you see additions or renovations.
Get written contractor quotes
If the inspector finds a major issue, get at least two written quotes for the repair. Ask for itemized scope, materials, timeline, license number, insurance, and any permits required. Written quotes give you leverage in negotiations and help your lender understand what is being addressed.
How long is due diligence in Atlanta?
Timelines are negotiated and vary by market conditions and property type. Here is what you will commonly see around Metro Atlanta:
- Competitive, multiple-offer situations: 3 to 7 days, sometimes buyers waive due diligence. You will need to schedule inspections immediately and may pay rush fees.
- Typical resale homes: 7 to 14 days. This allows time for inspections and initial quotes.
- Older or complex properties, or homes with septic or wells: 14 to 30 days to complete testing and research.
- New construction or major renovations: 30 to 60 days can be used for plan reviews and approvals.
No matter the length, start booking inspections on Day 0. Many local inspectors can get onsite within 48 to 72 hours, but trade quotes for bigger repairs can take several business days.
A step-by-step Atlanta timeline
Use this sample flow to organize your due diligence period.
Day 0
- Confirm due diligence dates and the due diligence fee in the contract.
- Pay the due diligence fee and deposit earnest money per the contract.
- Book the general home inspection immediately.
- If needed for your loan, schedule the wood-destroying organism inspection.
- If applicable, schedule sewer scope, septic, and well testing.
Days 2 to 5
- Attend the inspection to see issues firsthand.
- Receive the inspection report and photos.
- If the inspector flags major items like foundation, roof, HVAC, or sewer, contact licensed contractors for quotes the same day.
Days 6 to 10
- Gather two quotes for major issues when possible.
- Decide what to request: safety and function first, cosmetics later.
- Submit your repair request with documentation, or terminate per the contract if you choose not to proceed.
If more time is needed
- Request a due diligence extension in writing. The seller must agree and sign an addendum.
Due diligence expiration day
- If you plan to terminate, deliver proper notice before the deadline using the contract’s required method.
- If you do not terminate and no agreement is reached, you move forward under the contract as it stands.
Keep all communications in writing and follow the notice provisions in your contract. Coordinate with your lender and closing attorney, since some lender conditions must be satisfied before closing even if you and the seller agree to handle something later.
Turn findings into repair requests
Inspection reports can feel overwhelming. A systems-based approach makes the process clear and fair for both sides, and it helps you secure the most important repairs or credits.
Classify and document issues
Organize findings into three buckets:
Safety or code concerns. Examples include electrical hazards, gas leaks, or major structural issues. These go to the top of your request.
Major functional failures. Think non-working HVAC, a failing roof, sewer line collapse, or an inoperable water heater.
Cosmetic or minor items. These are useful to note but often not worth negotiating.
Back up each requested item with a repair request packet that includes:
- Inspector report excerpts with page or item references.
- Photos or short video clips showing what the inspector found.
- Two written contractor quotes for major repairs when possible.
- Any lender or insurance requirement that the item affects.
This packet keeps discussions objective and reduces back-and-forth.
Choose your remedy
You can ask for one or a mix of the following, depending on the issue and your lender’s requirements:
- Seller completes repairs before closing with licensed contractors and permits as needed, plus receipts.
- Seller credit or price reduction at closing so you control the work after closing.
- Escrow holdback for approved post-closing repairs when timing is tight. This requires agreement on scope and holdback amount.
Many Atlanta sellers prefer credits over managing repairs. Your lender will confirm whether credits and holdbacks are allowed for your loan.
Negotiation tips for Atlanta buyers
- Lead with safety and lender-required items first.
- Provide quotes to support any major cost request.
- Stay ahead of the clock. If you need to terminate, do it in writing before the due diligence deadline.
- After the due diligence period expires, you usually lose the unilateral right to terminate based on inspections. You can still negotiate, but the seller does not have to agree.
The systems-based walkthrough advantage
Evan’s systems-focused process helps you use due diligence time wisely. Before your formal inspection, you walk through the home with a trade-informed lens, focusing on roof, structure, HVAC, electrical, plumbing, grading and drainage, windows and doors, moisture, and any septic or pool components.
What you get from this walkthrough:
- A prioritized issue list mapped to common inspection sections. You know what to test first.
- A custom inspection plan and contractor list so you can book pros in the right order.
- Clear thresholds for escalation, like when to obtain structural or sewer quotes.
- A ready-to-use evidence template that speeds the repair request process.
The result is fewer surprises, cleaner negotiation, and a faster path to either a fair agreement or a confident exit.
Risks and common pitfalls
- Short due diligence windows limit your ability to discover issues. If you agree to 3 to 5 days, schedule immediately and consider paying rush fees.
- Do not confuse the due diligence fee with earnest money. The fee to the seller is usually non refundable, while earnest money may be refundable if you terminate per the contract.
- Appraisal or underwriting can surface issues after due diligence ends. Lender conditions still apply and may require action before closing.
- Unpermitted work is not always obvious. Check county permit records if you suspect additions or conversions.
- Always follow the contract’s notice requirements for repair requests, extensions, or termination.
How we help Atlanta buyers succeed
From Newnan to Fulton County and across Metro Atlanta suburbs, you should not have to guess about systems, repair costs, or timelines. With construction and home-systems expertise, we build a precise due diligence plan, connect you with trusted inspectors and contractors, and convert findings into a clear, well-documented negotiation strategy.
If you want a calm, technical guide through Georgia’s due diligence process, reach out to Evan Beckett. Let’s protect your budget, reduce risk, and move you forward with confidence.
FAQs
What is the due diligence period in Georgia home buying?
- It is a negotiated window in your contract that lets you inspect, verify facts, and decide whether to proceed, often with a right to terminate if you follow the rules.
How does the due diligence fee differ from earnest money in Georgia?
- The due diligence fee is usually paid to the seller and is typically non refundable, while earnest money is held in escrow and may be refundable if you terminate properly.
How long is a typical due diligence period in Metro Atlanta?
- Most resale homes use 7 to 14 days, competitive situations can be 3 to 7 days, and complex properties often need 14 to 30 days or more.
Which inspections should I schedule during due diligence?
- Start with a general home inspection, then add WDO, sewer scope, roof, HVAC, and specialized trades as the inspector recommends.
Can I cancel after the due diligence deadline passes?
- Usually you lose the unilateral right to terminate based on inspections after the deadline, so act early and follow notice rules in the contract.
Are termite or WDO inspections required for FHA or VA loans?
- FHA and VA loans often require WDO inspections, and any treatment is a common point of negotiation with the seller.
Should I order a sewer scope for Atlanta homes?
- Yes, especially for older areas where clay lines are common, because a scope can reveal costly defects not visible during a general inspection.
What documentation should I include in a repair request?
- Include inspector report excerpts, photos, two contractor quotes for major items, and any lender or insurance requirements that apply.
