Buying a home in Roswell moves fast, and the due diligence period can shape your entire deal. You want enough time to inspect and verify, without risking your position in a competitive market. In this guide, you’ll learn exactly how Georgia’s due diligence works, what to inspect and when, and how to use this period to protect your investment. Let’s dive in.
What due diligence means in Georgia
In most Georgia contracts, the Due Diligence Period (DDP) is a negotiated window of time after you go under contract when you may terminate for any reason. It is paired with a Due Diligence Fee (DDF) that you typically pay directly to the seller, which is usually nonrefundable. You also deposit earnest money (EM) with an escrow or closing attorney per the contract.
If you terminate within the DDP and follow the contract’s notice rules, you typically receive your earnest money back and the seller keeps the due diligence fee. If you do not terminate within the DDP, you generally proceed toward closing and other contract remedies may apply if you later default. Exact rights and deadlines depend on the contract form and any addenda, so lean on your agent and consider consulting a real estate attorney for legal interpretation.
Financing, appraisal, and title contingencies are separate provisions. Their timelines can overlap with the DDP or extend beyond it, depending on how your contract is written.
How long is due diligence in Roswell
DDP length is market driven. In competitive situations, you often see 0 to 5 days or even waived due diligence paired with a higher DDF. In balanced conditions, 7 to 14 days is common, with 3 to 14 days typical across suburban North Atlanta.
Ask for enough time to complete inspections and document reviews. Older homes, properties with crawlspaces, septic systems, pools, or complex renovations usually justify a longer DDP. HOA packet timing, specialty inspection availability, and your lender’s appraisal schedule also influence how much time you need.
A simple timeline buyers can follow
Here is an illustrative roadmap. Always match your steps to your actual contract deadlines.
- Day 0: Contract is signed. Pay the DDF to the seller and deposit earnest money per the contract. Start scheduling inspections.
- Days 0 to 3: Order the general home inspection, termite or WDO inspection, and any obvious specialty checks like radon, sewer scope, pool, HVAC, or foundation. Request HOA documents if applicable. Confirm your lender’s appraisal order and timing.
- Days 3 to 7: Review the inspection report. Schedule follow-up tests if needed, such as mold testing, septic evaluation, or radon confirmation.
- Days 7 to 10: Review the title commitment when available and request a survey if appropriate. Begin reviewing HOA packets as they arrive.
- Days 10 to 14: Gather repair estimates for major items. Decide if you will request repairs or a credit. Prepare a written list.
- Before DDP expires: Deliver written notice per the contract. You can proceed, request repairs or credits, or terminate within the period.
- After DDP: Continue with appraisal and loan contingencies, verify any agreed repairs, and finalize closing steps.
What to inspect and verify
Home and specialty inspections
Start with a full home inspection that covers structure, roof, HVAC, plumbing, and electrical. Add inspections based on the property’s age and features:
- Termite or wood-destroying organism inspection
- Radon testing
- Sewer scope for older lines, tree-dense lots, or past backups
- Septic inspection if the property is not on public sewer
- Pool or spa evaluation
- Specialist checks for HVAC, chimney, roofing, or foundation when indicated
- Mold testing when the inspector flags conditions
Typical cost ranges vary by size and inspector, but you can expect the following ballparks: home inspection about 300 to 600 dollars, WDO 75 to 200 dollars, sewer scope 150 to 400 dollars, septic evaluation 300 to 700 dollars, radon 100 to 250 dollars.
Title, survey, easements, and liens
Review the title commitment for easements, covenants, liens, and exceptions. Ask questions about anything you do not understand. A current survey can help identify encroachments, boundary issues, and easements, which can matter in established Roswell neighborhoods with fences, sheds, or additions.
HOA and covenants
If the home is in an HOA, review the governing documents closely. Focus on use restrictions, architectural review rules, fees, and any pending or special assessments. Ask for recent meeting minutes when available and confirm the HOA timeline for delivering resale documents so you can plan your DDP accordingly.
Permits, flood, and utilities
Check Roswell and Fulton County permit records for any additions, finished basements, or major system updates to confirm they were permitted and closed. If the home is in or near the Historic District, note that exterior changes often have their own review steps. Review FEMA flood maps for properties near the Chattahoochee River, Vickery Creek, or other corridors that may have flood risk. Verify utilities, including whether the property is on public sewer or septic and who is responsible for the sewer lateral.
How negotiations work after inspections
Your options as a buyer
Once you have inspection results, you can terminate within the DDP, request repairs or credits, or accept the property as is. If you plan to negotiate, send a clear, itemized list with supporting estimates. Be specific rather than general to improve your chances of agreement.
Common seller responses
Sellers may accept all requests, reject all requests, or counter with a mix of repairs and credits. Some will complete repairs before closing and provide proof of permits when required. Others prefer to offer a closing credit so you can manage the work after you own the home.
Appraisal and financing checkpoints
If the appraisal is below the contract price, you and the seller can renegotiate price, you can bring additional cash to close the gap, or you may be able to terminate under the appraisal or financing contingency if your contract includes one and you act within the deadline. Coordinate closely with your lender so your loan timelines match the contract.
Title issues and cure
If the title search reveals problems, the contract usually outlines what the seller must cure and by when. If defects cannot be cured within the contract timeline, you may have the right to terminate and receive your earnest money back. Confirm details with your agent and consider legal advice when needed.
Roswell-specific watchouts
Roswell’s housing stock is diverse. Older homes and historic properties may have crawlspaces, aging systems, or past work that did not go through permits. The Historic District has exterior design and permit rules that can affect future projects.
Proximity to the Chattahoochee River and Vickery Creek means some properties fall within FEMA flood zones that may require flood insurance or limit certain improvements. Termites and other wood-destroying organisms are common in Georgia’s climate, so WDO inspections are routine. Many subdivisions have active HOAs with timely but structured document delivery, and some fringe areas may have septic systems rather than public sewer.
Best practices that protect your deal
- Calendar every deadline as soon as you go under contract and track how to deliver notices. Follow the exact written notice method in your contract.
- Schedule the general inspection immediately and line up specialists the same day if you suspect issues.
- Ask for estimates on big-ticket items to support repair or credit requests.
- Keep records of all reports, emails, contractor bids, and HOA documents.
- Expand your DDP when the property is complex, such as older homes, waterfront-adjacent lots, septic, or extensive outbuildings.
- Confirm appraisal timing, HOA delivery windows, and permit research early so you are not rushing at the deadline.
Due diligence checklist
First 72 hours
- Order a full home inspection and WDO inspection.
- Add sewer scope, radon, pool, septic, or other specialty inspections as needed.
- Request HOA documents and ask for any known assessments.
- Ask the closing attorney or title company for the title commitment and any existing survey.
- Pull Roswell and Fulton County permit records and review tax status.
- Check FEMA flood maps and insurance needs.
- Confirm your lender’s appraisal order and projected delivery date.
Before the DDP expires
- Decide to proceed, negotiate repairs or credits, or terminate.
- If negotiating, send a detailed, written list with estimates.
- If terminating, follow the contract’s notice procedure exactly to protect your earnest money rights.
After the DDP
- Document any agreed repairs in an addendum and monitor completion.
- Meet appraisal and financing contingency deadlines.
- Track title cure items and complete final walk-through with repair receipts or permits as applicable.
Final thoughts
Your due diligence window is your best opportunity to verify condition, confirm the legal and HOA picture, and align the deal with your goals. With clear timelines, thorough inspections, and a focused negotiation plan, you can move forward with confidence. If you want a local team that manages the details and keeps you on time, connect with The Mike Price Team for guidance from contract to close.
FAQs
What is the due diligence fee in Georgia and is it refundable?
- The due diligence fee is paid to the seller for the due diligence period and is typically nonrefundable once paid, even if you terminate during the period.
How does earnest money work if I terminate within due diligence in Roswell?
- If you terminate within the due diligence period and give proper written notice per the contract, you are typically entitled to a return of your earnest money while the seller keeps the due diligence fee.
Which inspections matter most for older Roswell homes with crawlspaces?
- Start with a full home inspection and WDO, then consider sewer scope, foundation or structural evaluation, radon testing, and specialized moisture checks for crawlspaces.
Can I negotiate repairs or credits after due diligence ends?
- Your leverage drops significantly after the due diligence period; you can still ask, but the seller is not obligated unless your contract provides another remedy.
How long should I request for due diligence on a competitive Roswell listing?
- In multiple-offer scenarios, 0 to 5 days is common, while 7 to 14 days is more typical in a balanced market; match your request to the property’s complexity.
Do HOA documents affect my due diligence timeline in Georgia?
- Yes, HOA packets can take days to arrive, so request them early and plan your due diligence length to allow time to review covenants, fees, and any assessments.
