What Is The Due Diligence Period In Georgia?

Buying in Collier Hills and hearing terms like “due diligence period” tossed around? This short window can make or break your purchase, especially with older intown homes and fast-moving offers. You deserve clear guidance so you can inspect confidently, negotiate smartly, and protect your deposits. In this guide, you’ll learn what due diligence means in Georgia, typical timelines and fees in Collier Hills, what to inspect first, and a practical 10-day plan you can follow. Let’s dive in.

Due diligence basics in Georgia

The due diligence period is a negotiated window in your purchase contract when you can investigate the home and, if needed, terminate for any reason according to the contract. It is separate from lender and title deadlines. This right comes from the contract, not from state law.

Most Georgia contracts include:

• A set number of calendar days for due diligence.
• A due diligence fee paid to the seller.
• An earnest money deposit held in escrow.
• Access and permission to perform inspections, review documents, and verify facts.

Know the difference between the two primary payments:

• Due diligence fee: Paid to the seller as compensation for taking the home off the market during your inspection period. It is usually nonrefundable once you pass the deadline.
• Earnest money: Held in escrow per the contract. If you terminate properly during due diligence, you typically receive it back under the contract terms.

What this means in Collier Hills

Collier Hills is known for established homes, many from the 1920s to 1940s with later infill. These properties often require close attention to foundations and drainage, roof age, original electrical or plumbing, and tree or lot conditions. In competitive intown markets, sellers often prefer shorter due diligence windows.

If you are relocating, plan for fast scheduling. Line up inspectors early so you can complete the most important checks within the agreed timeline.

Typical timelines and fees

In Georgia, due diligence is commonly 7 to 15 days. You may see shorter periods of 3 to 5 days in a competitive situation, or longer periods of 21 days or more when the market is slower. In intown Atlanta neighborhoods like Collier Hills, shorter windows are common, while buyers of older homes may request more time.

Due diligence fees vary by price point and market conditions. In many intown single-family purchases, fees are often in the low to mid thousands, but every deal is negotiable. In a seller’s market, expect shorter timelines and higher fees. In a buyer’s market, you may secure a longer period with a smaller fee.

What to inspect first

Start with high-priority inspections so you have time to respond to findings:

• Full home inspection covering structure, roof, HVAC, plumbing, electrical, and appliances.
• Foundation and drainage evaluation, especially for older homes or sloped lots.
• Pest inspection for wood-destroying insects and related damage.
• HVAC or boiler inspection to verify age and condition.
• Roof inspection for age, leaks, and remaining life.
• Sewer line scope to check the lateral to the city main if there are concerns.
• Mold and moisture checks when there is a history of water intrusion.

Other smart checks

Depending on the property, consider these additional steps:

• Radon testing.
• Lead paint or asbestos testing for pre-1978 homes, especially if you plan renovations.
• Hazard research such as floodplain status, tree root impacts, and soil stability as relevant.
• Survey to confirm boundaries, easements, and encroachments.
• Title review to understand liens, covenants, easements, and assessments.
• Permit history from the City of Atlanta to confirm that past work was properly permitted.
• HOA documents, fees, rules, and architectural controls if applicable.
• Utilities and service providers, including power, gas, water, and sewer.
• School zones, commuting patterns, and neighborhood data to align with your lifestyle needs.

Negotiations and termination

During due diligence, you can usually terminate for any reason within the deadline stated in the contract. If you terminate properly, your earnest money is typically returned according to the contract, while the due diligence fee is generally nonrefundable.

If you proceed, you can request repairs, a credit, or a price adjustment based on inspection findings. The seller may agree, counter, or decline. Any agreement becomes part of an addendum. After the due diligence window closes, your termination rights are governed by other contingencies such as financing or appraisal.

Involve a real estate attorney if you face unusual title or permit issues, or if contract language is unclear. Your agent will help you navigate timing, typical negotiations, and local expectations.

Protect your deposits

Understand how your funds are treated. The due diligence fee usually becomes the seller’s compensation and is not returned if you move past the deadline. Your earnest money is held in escrow and is typically refundable only if you terminate properly within the due diligence period or meet another valid contingency. Follow notice rules exactly to preserve your rights.

10-day plan for Collier Hills

Here is a practical timeline you can tailor to your contract:

Day 0

• Deliver earnest money to escrow per contract.
• Pay the due diligence fee to the seller if required.

Days 0–1

• Schedule the general home inspection and specialists such as roof, foundation, sewer scope, HVAC, and pest.

Days 1–4

• Complete inspections and receive reports. Order a survey if needed.
• Obtain seller disclosures, HOA documents, and the preliminary title commitment.
• Check City of Atlanta permit records and Fulton County property records.

Days 4–6

• Review reports with your inspector and agent. Identify repair priorities or credits.
• If financing, confirm loan milestones and order the appraisal. Coordinate with your due diligence timeline.

Days 6–8

• Submit your formal repair request or credit addendum.
• Negotiate scope, credits, or price adjustments.

Days 9–10

• Decide to proceed, accept negotiated terms, or terminate per contract.
• If terminating, send notice exactly as required to protect your earnest money.

Who to hire

• Licensed home inspector.
• Specialists as needed: structural engineer, pest inspector, sewer camera operator, HVAC tech, roof inspector.
• Licensed surveyor if boundary or easements are in question.
• Closing attorney or title company to review title.
• Local real estate agent experienced with intown Atlanta.
• Real estate attorney for complex title, permit, or contract issues.

Documents to review

• Seller disclosures and repair receipts.
• Preliminary title commitment and recorded exceptions.
• Current or new survey.
• HOA covenants, bylaws, and financials if applicable.
• City of Atlanta permit history.
• Recent utility bills for budgeting.
• All inspection reports and repair estimates.

Best practices for buyers

• Start early so you can book the right inspectors within your window.
• Prioritize structure, roof, sewer, and major systems first.
• Coordinate lender tasks and due diligence deadlines so nothing slips.
• Keep everything in writing and follow contract notice rules closely.
• Know what is nonrefundable and what is at risk.
• Lean on your local agent to set realistic timelines and expectations.

Ready to buy confidently in Collier Hills? Let’s build a plan that fits your timeline and protects your interests from day one. Schedule a conversation with a local expert who understands Collier Hills homes and the realities of intown Atlanta negotiations. Reach out to Unknown Company to get started.

FAQs

What is the due diligence period in Georgia?

• It is a negotiated window in your contract that lets you inspect the property and terminate for any reason within the deadline, according to the contract.

How long is typical for Collier Hills?

• Many deals land between 7 and 15 days, with shorter 3 to 5 day windows in competitive situations and longer periods when market conditions allow.

What happens to my earnest money if I terminate during due diligence?

• If you terminate properly within the due diligence period under the contract, your earnest money is typically returned, while the due diligence fee is usually not.

Do I need a due diligence fee in Atlanta?

• Due diligence fees are common in intown Atlanta and vary by price point and competition; amounts are negotiable and depend on the specific deal.

Can I waive due diligence to win a multiple offer?

• You can sometimes waive or shorten due diligence, but doing so increases risk to your earnest money and reduces your ability to negotiate repairs.

What inspections matter most for older Collier Hills homes?

• Focus on structure and drainage, roof condition, sewer line, electrical and plumbing, HVAC, and pest concerns, then layer in specialty tests as needed.

How do appraisal and financing timelines relate to due diligence?

• Lender deadlines often run in parallel but are separate; after due diligence ends, your termination rights usually depend on other contingencies like financing or appraisal.