Have you heard buyers in Georgia talk about their “due diligence” and wondered what it really means? If you are shopping in Roswell, this short window can make or break your deal. You want enough time to inspect, ask for repairs, and confirm the home fits your life without weakening your offer.
In this guide, you will learn how Georgia’s due diligence period works, the common timelines in Roswell, what to inspect, how your financing and appraisal fit in, and how fees like earnest money and the due diligence fee are handled. You will also get a practical checklist tailored to Roswell so you can move with confidence. Let’s dive in.
Due diligence in Georgia
In Georgia, due diligence is a negotiated period in your purchase contract that gives you the right to investigate the property and decide whether to move forward. It is not a state law that applies to every sale. It is a contractual timeframe you and the seller agree to in writing.
During this period, you complete inspections, review title and HOA documents, check permits, and coordinate with your lender. If you are not satisfied, you can terminate within the deadline under the contract. If you miss the deadline, you usually lose the inspection-based right to cancel.
Contract deadlines are most often counted in calendar days and start when both parties sign the contract. Any changes must be in writing on the contract’s amendment forms. Informal emails or texts do not usually change deadlines.
How long it lasts in Roswell
There is no single standard length. In Roswell and North Fulton, common due diligence periods range from 3 to 14 days. In more competitive situations, buyers often offer 3 to 7 days paired with stronger consideration to the seller.
Here is how a typical pace looks once you are under contract:
Sample week-one timeline
- Day 0: Contract acceptance. Your clock starts.
- Days 0–2: Book the home inspection, termite inspection, and any sewer scope or radon test.
- Days 2–7: Complete major inspections. Review findings with your agent.
- By the deadline: Either accept the home as is, negotiate repairs or credits with a written amendment, or terminate per the contract.
- After due diligence: Appraisal and final loan underwriting continue, often with separate deadlines. Typical closings follow 30 to 45 days from acceptance, depending on the lender and recording schedules.
Smart inspection plan in Roswell
A strong inspection plan helps you use your time wisely. Your main home inspector is your quarterback. Add specialists based on age, condition, and location of the home.
Core inspections to consider:
- General home inspection for structure, roof, HVAC, electrical, and plumbing.
- Pest/termite inspection. This is standard and often required for certain loans.
- Sewer scope for older neighborhoods where lines may be aging.
- Radon testing, especially in homes with basements.
- HVAC and chimney inspections for older or historic homes.
- Foundation or structural specialist if you see cracks or settling.
- Septic or well evaluations for properties outside municipal service.
- Roof age verification or certification for older roofs.
Book inspections as soon as the contract is signed. Popular North Fulton inspectors can be booked 48 to 72 hours out, so early calls matter. Try to schedule termite and any sewer scope on the same day as your general inspection to maximize a short window.
Contingencies that overlap
Your contract can include several protections that work alongside due diligence:
- Inspection choices are typically exercised during due diligence. You can accept, request repairs or credits, or terminate before the deadline.
- Financing contingency protects you if your loan cannot be approved within the set time. It often expires later than due diligence.
- Appraisal contingency protects you if the appraisal comes in below the purchase price. Appraisal timing usually follows inspections but precedes final loan approval.
- Title, survey, and HOA reviews often occur during due diligence or on their own schedule in the contract.
If you waive or shorten due diligence, you are still subject to your separate financing and appraisal deadlines, but you lose the inspection-based termination protection once the period expires. Coordinate findings with your lender, since some repairs may be required for loan approval.
Money basics: DDF vs. earnest money
Two payments are easy to mix up. They serve different purposes and are treated differently in Georgia contracts.
- Due Diligence Fee (DDF) is the consideration you pay the seller for your unrestricted right to terminate during the due diligence period. It is typically paid to the seller and is generally nonrefundable if you cancel. If you close, it is commonly credited to you at closing.
- Earnest Money (EM) is a good-faith deposit held in escrow by a brokerage or title company. It can be applied to your purchase at closing. If you terminate properly during due diligence, your earnest money is usually refunded as the contract states.
Typical Roswell ranges vary by price point and competition:
- DDF may range from a few hundred dollars up to several thousand. You might see $500 to $2,000 in slower conditions and $2,000 to $7,500 or more in multiple-offer situations.
- Earnest money often ranges from $1,000 to $10,000, commonly 1 percent of the price in some cases.
If you terminate during due diligence, the seller usually keeps the DDF and you typically get your earnest money back per the contract. If you fail to close after the period expires without a valid contingency, the seller may have claims on your earnest money under the contract.
Negotiation strategies that work
You have options during due diligence. Choose the path that balances risk and the strength of your offer.
- Repairs vs. credits: You can request specific repairs or ask for a closing credit. Credits may be simpler when closing dates are tight. Sellers may prefer credits to avoid managing repairs.
- Ask for more time when needed: If major issues arise, request a written amendment to extend due diligence. Sellers may ask for added consideration, such as an increased DDF.
- Keep everything in writing: Use the contract’s amendment forms. Send repair requests and extension requests before the deadline and confirm receipt.
- As-is approaches: In competitive cases, some buyers limit or waive repair requests. This raises risk and should be considered only after a pre-inspection or careful review with your agent and, when needed, an attorney.
- Competitive offer tactics seen in Roswell: Shorter due diligence (3–7 days), higher DDF, larger earnest money, and targeted inspection scopes. Align these with your comfort level and budget.
Roswell-specific checks
Roswell’s mix of historic areas, established subdivisions, and river-adjacent pockets deserves a tailored approach.
- Historic district and older homes: Confirm any historic overlays and exterior-change rules. Expect older systems like plumbing and wiring. Budget for specialist inspections.
- Subdivision and HOA rules: Review covenants, rules, and pending assessments. Ask for recent meeting notes or summaries if available.
- River corridor and flood zones: Verify floodplain status and potential need for flood insurance. Review any elevation certificates and confirm final insurance quotes early.
- Permits and additions: Check City of Roswell building permits and, when relevant, Fulton County records. Unpermitted work can become a negotiation point.
- Property taxes and assessments: Review the Fulton County tax history, legal description, and any recent changes.
Buyer checklist for due diligence
Use this list to stay organized from day one.
- Book the general home inspection immediately. Add termite, sewer scope, radon, and specialists as needed.
- Collect all inspection reports and share key items with your lender if repairs may be required.
- Request and review HOA documents, including rules, fees, and any pending assessments.
- Verify permits for renovations, additions, pools, and decks with local records.
- Order a flood zone determination and confirm insurance implications.
- Review the title commitment and ask about easements and exceptions.
- Confirm utilities, meter locations, and municipal water/sewer or septic status.
- Ask your agent for recent comparable sales to anticipate the appraisal.
How to use your timeline wisely
Speed and clarity are your friends. Book inspections right away and set expectations with your inspector about turnaround time for the report. Share the biggest findings with your agent quickly and decide whether to request repairs, seek a credit, ask for more time, or accept the home as is.
If your deadline is approaching and you need more time, submit a written extension request before the cutoff. If the seller declines, you must decide whether to proceed or terminate before the period ends. Missing the deadline usually removes your inspection-based termination right.
Make confident moves in Roswell
A clear plan for due diligence helps you protect your budget and keep your offer competitive. With a tight schedule, a solid inspection team, and the right amendment strategy, you can identify issues early and negotiate from a position of clarity.
If you are ready to buy in Roswell or the surrounding northern suburbs, let’s create a due diligence plan that matches your goals and timeline. Reach out to Mandy Taconi Pitalo to start your home search with a step-by-step strategy.
FAQs
Who keeps the due diligence fee in Georgia if I cancel?
- Under common Georgia contract practice, the seller keeps the due diligence fee if you terminate during the due diligence period. Always confirm your contract’s language.
Is earnest money refundable if I cancel during due diligence in Roswell?
- In most cases, yes. If you terminate according to the contract during the due diligence period, earnest money is typically refunded to you. Check your specific contract terms.
How long should my due diligence period be in Roswell?
- Local practice ranges from 3 to 14 days. In competitive situations, buyers often offer 3 to 7 days with stronger consideration. Balance speed with enough time to inspect.
What inspections are most important for Roswell homes?
- A general home inspection and termite inspection are standard. Sewer scope, radon, HVAC, chimney, and foundation specialists are recommended based on age and condition.
Can I ask for repairs after due diligence ends in Georgia?
- Only if the seller agrees in writing to extend or modify timelines. Without a written amendment, the inspection-based termination right typically ends at the deadline.
Should I waive due diligence to win a multiple-offer in Roswell?
- Waiving increases risk. Consider limited waivers only with a pre-inspection and guidance from your agent and lender. Make sure the risk fits your budget and goals.
