Are you under contract on a Roswell home and wondering what to do next? The Georgia due diligence period is your short, powerful window to learn everything you can about the property and protect your interests. With the right plan, you can spot risks early, negotiate with confidence, and decide whether to move forward. This guide breaks down how due diligence works in Georgia, what timelines and fees look like in Roswell, and exactly which inspections and records to prioritize. Let’s dive in.
Georgia due diligence explained
In Georgia, the due diligence period is a negotiated calendar window in your purchase contract. During this time, you can investigate the home, order inspections, review documents, and either proceed or terminate for any reason. Terminating within this window usually does not count as a breach, as long as you follow contract timelines and notice requirements.
This period is separate from financing or appraisal contingencies, though they often run at the same time. Most North Fulton transactions use standard REALTOR contract forms that let you set a specific number of due diligence days and address two types of buyer funds: a due diligence fee and an earnest money deposit.
Here is the common structure you will see:
- Due diligence fee paid to the seller. This is negotiated and is commonly nonrefundable if you terminate, but your exact contract controls.
- Earnest money held in escrow. If you terminate on time during due diligence, you typically receive this back under common practice. Always confirm your specific contract and escrow instructions.
Roswell timelines and money norms
Due diligence periods in the Atlanta suburbs usually run 7 to 14 days, with a broader range of 3 to 21 days in the market overall. In a hot, competitive situation, sellers often prefer shorter periods such as 3 to 7 days with stronger fees. In slower conditions, buyers may negotiate longer windows.
Amounts vary by price point and competition:
- Due diligence fee can range from a few hundred dollars to several thousand dollars for single‑family homes, with higher amounts on higher‑priced properties.
- Earnest money is a separate escrow deposit and commonly scales with price and local practice.
Because handling of funds is contract specific, make sure you understand what is refundable and when. Have your agent and closing attorney walk you through it before you sign.
Schedule these inspections immediately
Book your primary inspector and key specialists as soon as the contract is executed. Day one matters in Roswell.
- General home inspection covering structure, roof, plumbing, electrical, HVAC, attic, and crawlspace/basement.
- Termite and wood‑destroying organism inspection by a licensed pest company.
- Radon test, if desired.
- HVAC evaluation and safety checks.
- Pool inspection and equipment test, if applicable.
- Septic system inspection and certification if the home is on septic.
- Well inspection and water testing for private wells.
- Specialty follow‑ups as needed: chimney/fireplace, mold/moisture, lead‑based paint for older homes, asbestos for certain older materials, or a structural engineer if significant issues are flagged.
Review these documents and records
Inspections tell you about condition. Documents tell you about ownership, restrictions, and costs. Request and review the following during due diligence:
- Seller Property Disclosure Statement. Read it early and follow up on any inconsistencies.
- Title commitment and exceptions. Look for liens, easements, tax issues, or items that need to be cleared.
- Survey. Confirm boundaries, encroachments, and easements. Order a new survey if none exists.
- HOA or condo documents. Review covenants, bylaws, financials, meeting minutes, and any pending assessments or capital projects.
- Permits and municipal records. Verify permits for additions, decks, or pools and check for open code violations or municipal liens with the City of Roswell and Fulton County.
Roswell‑specific checks that matter
Roswell’s topography, mature trees, and proximity to the Chattahoochee and local creeks call for a focused look at site conditions.
- Floodplain and insurance. Homes near the Chattahoochee River or creeks like Vickery Creek may sit in mapped flood zones. Review flood maps during due diligence and get insurance quotes early, since lender requirements and premiums can affect your payment.
- Utilities and services. Confirm water and sewer provider, trash and recycling service, and whether any private drainage or stormwater assessments apply.
- Trees and landscape. Large or protected trees are common in Roswell’s older neighborhoods. Consider tree health, root impact on structures and hardscapes, and future maintenance costs.
- Septic vs. sewer. Many Roswell homes connect to municipal sewer, but some fringe areas may be on septic. Verify which applies and inspect accordingly.
Financing and appraisal timing
Notify your lender as soon as the contract is signed and provide authorizations they need to order the appraisal. Appraisal lead times may extend beyond your inspection window. If your contract includes appraisal or loan contingencies, coordinate those timelines so you do not run into conflicting deadlines.
How to use findings to negotiate
Once you have inspection results and document reviews, you have several options:
- Proceed to closing as‑is.
- Ask the seller to make specific repairs.
- Request a seller credit at closing to cover repairs you will complete after closing.
- Renegotiate the price based on material defects.
- Terminate within the due diligence window if the home no longer fits your risk or budget tolerance. Under common practice, you typically receive your earnest money back if you terminate on time, and you may forfeit the due diligence fee if one was paid. Your contract controls.
The seller can agree, counter with a credit, or decline. If you cannot reach an agreement and you do not wish to proceed as‑is, deliver a written termination before the deadline.
Best practices for documentation
Put everything in writing and follow the contract’s delivery rules. Submit repair requests, amendments, and any termination using the methods and deadlines stated in your agreement. Keep all inspection reports and communications, and support your requests with itemized estimates when possible. Clear documentation strengthens your negotiation position and reduces misunderstandings.
A 10‑day due diligence game plan
Here is a practical internal timeline you can follow for a 10‑day due diligence period:
Day 0 (contract execution)
- Deliver due diligence fee and earnest money per contract.
- Request HOA documents, seller disclosures, and any existing survey.
- Notify your lender and confirm the appraisal timeline.
- Book the home inspector, termite company, and any anticipated specialists.
Days 1–3
- Complete general inspection, termite/WDO, and any tests like radon.
- If major issues surface, schedule specialists right away.
- Order the title commitment and start review with your closing attorney or title company.
Days 4–7
- Review inspection reports and gather repair estimates for big items.
- Read HOA documents, disclosures, and survey. Flag questions for the seller.
- Get insurance quotes, including flood insurance if indicated.
Days 8–9
- Draft written requests for repairs, credits, or clarifications.
- Decide whether to proceed, renegotiate, or prepare to terminate.
Day 10 (deadline)
- If canceling, deliver the written termination before the cutoff.
- If proceeding, finalize any amendments in writing.
- Confirm handling of earnest money per the contract.
Common pitfalls to avoid
- Mixing up due diligence fee and earnest money. Do not assume both are refundable. Review your contract and escrow instructions so you know exactly how each is handled if you terminate.
- Missing deadlines. Inspectors book up fast. If you wait, you risk running out of time to evaluate issues and negotiate. Book day one and set calendar reminders for every milestone.
- Delaying HOA and title review. HOA documents can take days or weeks. Request them immediately so you have leverage inside your due diligence window.
- Overlooking local site risks. Flood zones, drainage, and large trees can drive costs. Check flood maps early and get relevant inspections and insurance quotes.
- Assuming appraisal or loan contingencies cover everything. Financing timelines may not match your due diligence deadline. Coordinate early and seek extensions if needed.
- Hiring the wrong inspector. North Fulton homes often have crawlspaces and humidity‑related issues. Use experienced local inspectors and add specialists when the primary report suggests it.
When to bring in pros
- Closing attorney or title company. For title review, escrow instructions, and handling deposits.
- Real estate attorney. For complex contract questions, title defects, or significant nondisclosure concerns.
- Specialist inspectors. Structural engineer, septic, well, chimney, environmental, or major mechanical as indicated.
- Insurance broker. For accurate homeowners and flood insurance quotes before you finalize loan terms.
Final thoughts and next steps
Your due diligence period is your best chance to confirm value, quantify risks, and secure fair remedies. In Roswell, that means moving quickly on inspections, reviewing HOA and title items early, and paying special attention to floodplain, trees, and utilities. A clear plan protects your budget and keeps your closing on track.
If you want hands‑on guidance from a North Fulton team with decades of negotiation experience and a calm, detail‑driven approach, connect with Rhonda Shell. We will help you structure timelines, prioritize inspections, and negotiate with confidence so you can buy the right Roswell home with clarity.
FAQs
What is the due diligence period in Georgia real estate?
- It is a negotiated window in your contract when you can inspect the property, review documents, and either proceed or terminate for any reason, as long as you meet notice and deadline requirements.
How long is a typical due diligence period for Roswell homes?
- In North Fulton, most buyers use about 7 to 14 days, with a broader market range of 3 to 21 days depending on competition and property type.
What is the difference between due diligence fee and earnest money in Georgia?
- The due diligence fee is usually paid to the seller and is commonly nonrefundable, while earnest money is held in escrow and typically returned if you terminate on time; your contract governs.
Which inspections should Roswell buyers prioritize during due diligence?
- A general home inspection, termite/WDO, radon test if desired, HVAC evaluation, and septic inspection if applicable, plus specialists like structural engineers or chimney inspectors when needed.
How does flood risk factor into due diligence in Roswell?
- Homes near the Chattahoochee River or local creeks may be in mapped flood zones, which can trigger lender insurance requirements and affect premiums; check maps and quotes early.
What are my options if a seller declines repairs after inspections in Georgia?
- You can proceed as‑is, request a credit, try to renegotiate price, or terminate within your due diligence window if the property no longer meets your needs.
