You just got an offer accepted in Johns Creek. Congratulations. Now the clock starts on due diligence, and every day matters. You want time to inspect, review the HOA, and negotiate repairs without risking your earnest money or your closing date. In this guide, you’ll learn how Georgia’s due diligence works, a step-by-step timeline to follow, which inspections to schedule first, and how to keep contingencies on track. Let’s dive in.
Georgia due diligence, in plain English
In Georgia, the due diligence period is a negotiated window in your purchase contract that gives you the right to investigate the property and decide if you want to move forward. During this time, you can schedule inspections, review disclosures and HOA documents, consult your lender, and request repairs or credits.
Most Georgia contracts separate two items: a nonrefundable due diligence fee paid to the seller for this right, and earnest money that is typically refundable if you terminate within the deadline stated in the contract. The exact handling of funds depends on the contract you sign, so read dates and instructions carefully and keep every notice in writing.
Typical due diligence lengths in Johns Creek range from 7 to 14 days for standard homes. Older homes, properties with septic systems, or condos and townhomes with complex HOA review may need 10 to 21 days. In competitive situations, some buyers offer 3 to 5 days, which leaves less margin for vendor scheduling or HOA delays.
A practical, day-by-day timeline
Your dates usually start when both parties sign and accept the contract. Confirm whether your contract counts calendar days or business days.
Day 0 to Day 1: Set the foundation
- Pay any due diligence fee and your earnest money as the contract requires.
- Order the general home inspection immediately and request the HOA document packet.
- Alert your lender and submit updated documents so the appraisal can be ordered on time.
- Ask your agent to start a title search and check for any obvious permit history concerns.
Days 1 to 3: General inspection and triage
- Attend the general home inspection if you can. Plan for 2 to 4 hours on site.
- Review the seller disclosures and, if applicable, any lead-based paint notice.
- Use the inspector’s report to decide which specialists to bring in next.
Days 3 to 7: Specialists and estimates
- Schedule wood-destroying organism (termite) inspection. Many lenders expect it.
- If needed, schedule HVAC, roof, electrical, or plumbing specialists for targeted assessments and estimates.
- For older homes or if you see backups or slow drains, schedule a sewer scope.
- If the home is on septic, order a septic inspection and have the tank located and evaluated.
- Consider radon or mold testing where relevant.
- Coordinate with your lender on appraisal timing so it does not occur before key repair items are identified.
Days 7 to 10: HOA and negotiations
- Review the HOA packet as it arrives: rules, budget, reserves, and any special assessments.
- Gather written contractor estimates for any significant repair requests.
- Decide on your repair strategy: ask for repairs, a credit, or a mix. Prioritize health and safety items first.
End of due diligence: Decision time
Before your due diligence period expires, you must make a written choice:
- Proceed as-is and remove contingencies, or
- Submit a written repair or credit request as your contract allows, or
- Deliver a written termination notice within the deadline.
If the seller agrees to repairs or credits, put the agreement in writing as an amendment with clear scope and timelines.
After due diligence but before closing
- Complete agreed repairs or confirm credits and any required escrow holdback if permitted by your lender.
- Track the appraisal and satisfy lender conditions.
- Schedule your final walkthrough to verify condition and repair completion.
Inspections to prioritize
Start with a general inspection
Your general inspector is your first call. This visit surfaces major systems issues and helps you avoid spending on unnecessary specialty work. Expect a written report within 24 to 72 hours.
Add targeted specialists as needed
- Termite/WDO inspection. Often quick to schedule, usually same-day reporting.
- HVAC, roof, plumbing, electrical specialists. Use them when the general report flags concerns.
- Septic inspection if not on city sewer. Allow time for locating the system and testing.
- Sewer scope for older lines or if you see signs of blockage or root intrusion.
- Radon or mold testing where relevant. Time these so results arrive before your deadline.
- Pool, spa, or foundation specialists if the property has those features or known issues.
Scheduling tips for Johns Creek
- Book your general inspector right after acceptance. Spring and early summer can be busy in Metro Atlanta.
- Use the general report to triage specialty inspections. Avoid pre-paying for advanced tests unless indicated.
- Confirm vendor access and any HOA gate codes early. Share contact details to speed up coordination.
- Keep everyone copied on logistics and request expected report delivery dates in writing.
HOA documents: what to request and why
If you’re buying in an HOA, ask for a complete packet on Day 0. Management companies often deliver within a few days, but some take 5 to 14 days.
Key items to request:
- Declaration/CC&Rs, bylaws, rules, and architectural guidelines
- Current budget, recent financials, and any reserve study
- Meeting minutes for the last 6 to 12 months
- History of dues and any planned or pending special assessments
- Pending litigation or compliance actions
- Insurance summary for the master policy and deductibles
- Rental caps or restrictions, pet rules, and parking policies
Red flags to watch:
- Low reserves or no reserve study, especially if roofs, siding, or paving are near end of life
- Active litigation or large capital projects without clear funding
- Strict rental limits if you plan to rent in the future
- High dues relative to similar communities
- Unclear master policy coverage that could shift costs to owners
If the HOA packet may arrive after your deadline, negotiate a due diligence extension specifically for HOA review before your period expires.
Repair negotiations that stick
A clear, written process helps you avoid crossed wires and delays.
- Submit one consolidated, written repair or credit request before your deadline. Attach estimates when possible.
- The seller can accept, counter, offer a credit, or decline. Keep responses in writing.
- If repairs are agreed, put scope, materials, permits, timelines, and an acceptance standard in an amendment.
- If lender-required repairs appear, address them quickly. Some lenders allow escrow holdbacks, but not all.
- For cosmetic items, consider credits so you control the work after closing and avoid contractor scheduling risk.
Remember that appraisers consider condition. Significant deferred maintenance can affect value, which can impact financing and negotiations.
Local checks specific to Johns Creek and Fulton County
- Permit history. Verify that major additions and system upgrades were properly permitted and closed with Fulton County or the City of Johns Creek.
- Floodplain and insurance. Review flood maps. If the property sits in a flood zone, confirm insurance costs and lender requirements early.
- Utilities. Confirm water and sewer provider, connection status, and any outstanding balances.
- Daily life factors. If you need to confirm school enrollment or commuting patterns, build time for that into your due diligence planning.
Buyer checklist to stay on track
Immediate (Day 0)
- Confirm all contract dates and whether days are calendar or business.
- Pay due diligence fee and earnest money per instructions.
- Order general inspection and HOA packet; notify lender to start underwriting.
First 48 to 72 hours
- Attend the inspection.
- Decide on specialty inspections and schedule them.
- Start title review and request permit history checks.
By the midpoint of due diligence
- Receive inspection and HOA reports.
- Gather contractor estimates and draft your repair or credit request.
Before your due diligence expires
- Deliver a written termination, remove contingencies, or finalize a written repair/credit amendment.
After due diligence but before closing
- Verify repairs, credits, or any escrow holdbacks.
- Monitor appraisal results and satisfy lender conditions.
- Schedule your final walkthrough.
Common pitfalls and how to avoid them
- Compressing your due diligence without knowing vendor or HOA timelines. Build buffer days.
- Missing written notices or deadlines. Track dates on a shared timeline and communicate in writing.
- Scheduling major contractor work before an agreement is signed. Get the deal points in writing first.
- Waiting on lender-required items. Tackle safety and habitability repairs early to keep funding on schedule.
From offer to closing: what is typical
For financed purchases in Johns Creek, a 30 to 45 day contract-to-close window is common. Cash deals can close faster if due diligence items are completed quickly. Your lender’s underwriting pace, vendor availability, and the complexity of repairs or HOA review can shorten or lengthen the path.
Ready to move through due diligence with less stress? If you want a technically minded advocate who can translate inspection findings into clear next steps and solid negotiation, connect with Evan Beckett for a consult.
FAQs
How long should my due diligence be in Johns Creek?
- Common windows are 7 to 14 days for most homes, and 10 to 21 days for older properties, septic systems, or more complex HOA reviews.
What happens to my due diligence fee if I terminate?
- In common Georgia practice, the due diligence fee is typically paid to the seller when you terminate during the period, while earnest money handling depends on your specific contract terms.
Who pays for repairs during due diligence?
- Repairs or credits are negotiated. You can request items; the seller may agree, counter, offer a credit, or decline. Lender-required repairs generally must be completed or escrowed before funding.
What if my HOA packet arrives after my deadline?
- Ask for a due diligence extension for HOA review before your period expires, or include explicit HOA timing in the contract when you write the offer.
Should I schedule contractors before the seller agrees to repairs?
- Get estimates to support your request, but avoid scheduling or paying for major work until you have a signed agreement to prevent wasted time and cost.
