Writing an offer in Fayette County can feel exciting and a little stressful. One of the biggest safeguards you have as a buyer is the due diligence period. Used well, it gives you time to inspect the home, review records, and decide if the purchase truly fits your goals. In this guide, you will learn what due diligence means in Georgia, how long to ask for, which inspections to prioritize, and how to protect your money and rights. Let’s dive in.
What due diligence means in Georgia
In Georgia, the due diligence period is a negotiated window after your contract is signed. During this time you can investigate the property and, if your contract includes the standard due diligence clause, you may terminate for any reason within the deadline. Most local agents use the Georgia Association of REALTORS Residential Purchase and Sale Agreement or similar forms, so your specific rights and timelines come from the exact contract you sign.
Your contract will explain how to deliver any termination notice and by what deadline. Make sure you understand that process before the clock starts. Due diligence is a contractual right, not a state statute, so the wording in your contract controls what you can do.
Due diligence vs other contingencies
Due diligence is broad. It covers inspections, document review, and other checks you choose to make. Loan approval, appraisal, and other lender items are separate contingencies with their own deadlines. Plan your schedule so you can complete the most important checks before your due diligence window closes.
Due diligence fee vs earnest money
Many Georgia contracts include a due diligence fee paid to the seller when the contract is ratified. The fee compensates the seller for taking the property off the market during your inspection window. Practices vary, but it is often nonrefundable once paid. Your contract explains the exact rules.
Earnest money is different. It is typically held by an escrow agent or closing attorney. If you terminate correctly during the due diligence period, earnest money is often returned under the contract. If you wait until after the due diligence deadline to terminate and do not have another valid contingency, your earnest money may be at risk. Read your contract to confirm the specifics.
How long should you ask for?
In the Atlanta metro area, including Fayette County, due diligence length is negotiable. Typical ranges are:
- Competitive market: 3 to 7 days to make your offer more attractive.
- Typical range: 7 to 14 days for most resale homes.
- More time: Up to 21 days or more for new construction, complex properties, or cash buyers who want extra time.
Local factors matter. Older homes, properties with septic or private wells, and homes with outbuildings may need longer. FHA and VA loans can require specific repairs or extra steps. If inventory is tight, sellers often prefer shorter timelines, so balance thoroughness with competitiveness.
What to do in week one
Schedule core inspections fast
Book your general home inspection within 48 to 72 hours of going under contract. Add key specialty inspections as needed:
- General home inspection for structure and major systems.
- Wood-destroying organism (WDO/termite) inspection. Common in Georgia and often required by lenders.
- HVAC, roof, and chimney inspections if not fully covered by the general inspector.
- Foundation or structural engineer if concerns arise.
- Radon testing, plus mold or indoor air quality testing if suspected.
Typical cost ranges in our area: general home inspection $300 to $600, WDO $75 to $200, septic $300 to $600, radon $100 to $250, and survey $300 to $1,000 or more depending on complexity. Local providers can give precise quotes.
Plan property-specific checks in Fayette County
If the property has a septic system, arrange a septic inspection and ask Fayette County Environmental Health about local rules. If the home uses a private well, order water testing for safety and mineral content. If the lot is near a creek or low area, look into flood zones and whether a flood elevation certificate is needed. For pools or spas, schedule a qualified pool inspection.
Review records, permits, and title
Request the title commitment from the closing attorney or title company and review exceptions. If you need a boundary check, order a survey to confirm easements and encroachments. Ask Fayette County Building Inspections about permits for additions, decks, finished basements, or outbuildings. Review any HOA documents, budgets, and meeting minutes if the property is in a community. Read the seller disclosure carefully and follow up on anything that looks incomplete or unclear.
Negotiating after inspections
Common outcomes
Once reports arrive, you can pursue several paths if your contract allows:
- Ask the seller to complete specific repairs.
- Negotiate a credit at closing for repairs you will handle.
- Seek a price reduction based on documented issues.
- Accept the home as is and move forward.
- Terminate within your due diligence window if you are not satisfied.
How to present requests
Use inspection reports and contractor estimates to support your asks. Be specific about items, costs, and timelines. Focus on health, safety, and major system issues first. Cosmetic items often have lower priority in negotiations.
If you need more time
If a report reveals issues that need follow-up, ask for a written extension of the due diligence period. Sellers can accept, decline, or ask for something in return, such as a fee, additional earnest money, or a quicker closing. Put any extension in writing and signed by both parties.
Protecting your money and rights
Deliver notices correctly
Know exactly how your contract requires you to deliver notices and by what time. If you are terminating or making a repair request tied to a deadline, send it in writing to the correct recipient and confirm receipt. A missed deadline can remove your right to terminate while protecting your earnest money.
Coordinate other deadlines
Your loan application, appraisal, and title review often run in parallel with due diligence. Work with your lender and closing attorney early so you are not scrambling after your termination rights end. For FHA and VA loans, note that required repairs may affect timing and need to be completed before closing.
Check insurance early
Get homeowner insurance quotes as soon as possible. If the home is in or near a flood zone, ask about flood insurance options and costs. Confirm that the property is insurable at a rate you can accept before your due diligence window closes.
Sample timeline you can follow
- Day 0: Contract signed. Due diligence begins. Pay any due diligence fee and deposit earnest money per contract.
- Days 0 to 2: Schedule general and specialty inspections. Order title work and a survey if needed.
- Days 3 to 7: Complete inspections. Receive reports. Order follow-up inspections if something is flagged.
- Days 5 to 10: Send repair requests or, if needed, deliver termination within the due diligence deadline.
- Days 7 to 14: Wrap up negotiations. If you have an agreement, set repair timelines or credits. If not, consider termination if your window is still open.
- Days 30 to 45: Typical closing window in Fayette County, subject to lender timing and any repair completion.
Quick buyer checklist
- Read your contract’s due diligence clause, fee terms, and notice rules.
- Book your general inspection within the first 48 to 72 hours.
- Add WDO/termite, septic, well, radon, roof, HVAC, and pool inspections as needed.
- Ask county offices for permit history and verify any additions.
- Order title and review exceptions. Consider a survey.
- Get insurance quotes and check flood risk early.
- Use reports and estimates to support repair or credit requests.
- If needed, request a written extension before your deadline expires.
Local tips for Fayette County buyers
- Many homes outside denser areas use septic systems. Plan a septic inspection and allow time for any follow-up.
- Older subdivisions may have past renovations or additions. Confirm permit history with Fayette County Building Inspections.
- If you are using VA or FHA financing, allow for lender-required repairs and appraisals that may affect your schedule.
- Expect a 30 to 45 day closing timeline based on lender processing, title work, and any agreed repairs.
Buying a home is a big step, and your due diligence window is your opportunity to verify the details that matter most. If you want a local team to help you set the right timeline, coordinate inspections, and negotiate with confidence, connect with The Kinnebrew Group. We will walk you through each step so you can move forward with clarity.
FAQs
What is the due diligence period in Georgia?
- It is a negotiated window after contract signing that lets you investigate the property and, if your contract allows, terminate within the deadline for any reason.
How long is due diligence in Fayette County?
- Typical is 7 to 14 days, with 3 to 7 days in competitive situations and longer for complex properties.
What is the due diligence fee and is it refundable?
- It is paid to the seller for the inspection window and is often nonrefundable, but your contract controls the exact terms.
How is earnest money different from the due diligence fee?
- Earnest money sits in escrow and is often returned if you terminate properly during due diligence, while the due diligence fee is paid to the seller and often not refunded.
Which inspections are most important in Fayette County?
- Start with a general home inspection and WDO/termite, then add septic or well, radon, roof, HVAC, and pool as the property requires.
Can I extend my due diligence period?
- Yes, but you need the seller’s written agreement; the seller may ask for concessions in exchange for more time.
What happens if I miss my due diligence deadline?
- Your right to terminate under that clause usually expires, which can put your earnest money at risk if you try to cancel later without another valid contingency.
How should I deliver termination or repair notices?
- Follow your contract’s written notice rules exactly and send notices before the deadline, then confirm receipt with the other side.
