Buying a home in Roswell is exciting, but the details can feel overwhelming once your offer is accepted. The most intense part is your Georgia due diligence period, when you dig into inspections, HOA rules, and title details to confirm the home fits your plans. With a clear plan, you protect your earnest money and negotiate from a position of strength. In this guide, you’ll learn how due diligence works in Georgia, what to check in Roswell, and how to time your steps so you close with confidence. Let’s dive in.
What due diligence means in Georgia
In Georgia, most buyers and sellers use Georgia Association of Realtors purchase forms. The due diligence period is a negotiated window where you can inspect the property and terminate the contract for any reason. If you terminate within this window following the contract’s notice rules, you typically receive your earnest money back.
During this period, you schedule inspections, request HOA documents, review title and survey details, and verify permits or past work. You also confirm feasibility items like insurance, flood zone status, and appraisal timing. Once due diligence expires, your ability to cancel is limited to any remaining contingencies, such as financing or appraisal if those are in the contract.
Due diligence fee vs earnest money
Georgia contracts often include two separate payments with very different rules. Understanding them helps you make strategic choices when you write an offer.
- Due diligence fee: This is a non-refundable fee paid directly to the seller at signing. It compensates the seller for taking the home off the market during your inspection window. If you close, the fee usually applies toward your purchase, but if you terminate, the seller keeps it.
- Earnest money: This deposit is held in escrow by a broker or title company. If you properly terminate within the due diligence period per the contract, your earnest money is typically returned to you.
Sellers often prefer a shorter due diligence period paired with a larger due diligence fee. In multiple-offer situations, that combination can make your offer more competitive.
How long should your Roswell due diligence be
Typical Roswell due diligence periods range from 7 to 21 days. Shorter timeframes like 3 to 7 days are more common in competitive seller markets. Longer windows, often 14 to 21 days, make sense when you expect multiple specialty inspections or need extra time for HOA and title review.
Think about scheduling realities in north Fulton. Inspectors book up quickly, especially for weekends. HOA document delivery and attorney title reviews take time. If you expect a general home inspection plus several specialty checks, 10 to 14 days is often realistic. If the property is straightforward and you only need a general inspection, 7 to 10 days can work.
Coordinate your due diligence period with your financing deadlines. Make sure you understand any separate financing or appraisal contingencies in your contract so timelines do not collide.
Roswell-specific checks to prioritize
Historic properties and older homes
Roswell has a notable historic district and many older homes. If a home is in a designated historic area, exterior changes may require additional review. Ask for details on any historic restrictions and confirm local preservation requirements during your due diligence.
Utilities, sewer vs septic
Many neighborhoods connect to municipal sewer, but some older or edge-of-town parcels may use septic systems. Plan a sewer-scope for homes on sewer. For septic, schedule a septic inspection and pump or service check if needed.
Floodplain and drainage
Roswell includes areas near creeks and the Chattahoochee River. Confirm flood zone status and look into local drainage conditions. Insurance needs and retrofit costs can affect your budget and insurability.
HOAs and neighborhood rules
Many Roswell subdivisions are governed by HOAs. Request the full HOA disclosure package early. Review covenants, bylaws, budgets, reserves, and any pending assessments or litigation. These documents can reveal use restrictions and financial obligations that matter to you.
Local permits and unpermitted work
Older homes often have renovations. Verify permits for major work like additions, HVAC changes, or electrical updates. Unpermitted work can create insurance or resale issues. Include permit checks in your due diligence plan.
What to inspect and review
Prioritize inspections that match the property’s age, features, and location. Your agent can help you sequence these so you meet your deadline.
- General home inspection for structure, electrical, plumbing, HVAC, and roof
- Wood-destroying insect and termite inspection, often required by lenders
- Sewer-scope for sewered homes or a full septic inspection where applicable
- HVAC service evaluation and chimney or fireplace inspection if present
- Mold or moisture assessment if you see signs of water intrusion
- Radon testing if you want baseline indoor air data or if required by a lender
- Specialty inspections as needed: structural engineer, pool inspection, or older-home consultations such as asbestos or lead paint
Also plan reviews outside of inspections:
- Title commitment for easements, liens, covenants, and ownership details
- Survey to confirm boundaries, encroachments, and easements
- City and county permit and code checks on past renovations
- HOA package review for rules, budgets, reserves, and assessments
- Insurance quotes, especially if the property is older or near water or steep slopes
Timeline: day 0 to closing
Use this practical Roswell timeline as a starting point. Adjust it to match your contract deadlines.
Day 0 to 3
- Confirm your exact due diligence deadline on the contract calendar.
- Pay the due diligence fee to the seller as required.
- Deposit earnest money with the escrow holder.
- Schedule your general home inspection within 24 to 72 hours.
- Request HOA documents, seller disclosures, and any available permits history.
- Order the title commitment and request an existing survey if one exists.
Day 3 to 10
- Complete specialty inspections: sewer scope, termite, radon, HVAC, structural, and others as needed.
- Review inspection reports and gather contractor estimates for major items.
- Review the title commitment for encumbrances. Discuss questions with your title company or attorney.
- Read the HOA package and ask for clarifications on assessments or restrictions.
Decision point before your deadline
- If dissatisfied, send written termination per the contract’s notice requirements.
- If proceeding but seeking repairs or credits, submit a written repair request or addendum and negotiate with the seller.
After due diligence expires
- Track agreed repairs and confirm completion or set up repair escrows.
- Continue with financing and appraisal steps if those contingencies are separate.
- If the appraisal comes in low, use your appraisal or financing contingency timelines to respond or renegotiate.
Build in a buffer for inspector schedules, document delivery, and title clearance. Avoid planning to close immediately after a very short due diligence window unless the property and contract terms allow it.
Negotiating repairs and credits
Inspection findings open the door to a few possible outcomes. A seller can accept your requests, deny them, offer a credit, agree to limited repairs, or meet you halfway. Many sellers prefer to offer a closing credit rather than manage repairs before closing.
Common Roswell negotiation points include:
- Roof repair or replacement credits when a roof is near end of life
- HVAC servicing or replacement credits for older systems
- Termite treatment and a repair plan or warranty when the report shows activity
- Sewer or septic repairs if a scope or inspection reveals issues
- Repairs needed to satisfy lender or insurance requirements
Be selective. Focus on safety, structure, and items that affect financing or insurability. Cosmetic punch-list items are harder to win in a tight market. Support your requests with written estimates from licensed contractors. Clear documentation makes it easier to reach a fair agreement.
If a repair cannot be completed before closing, you can negotiate an escrow holdback. Put the scope, contractor requirements, and deadlines in writing and attach them to your contract or addendum.
Smart tips to stay on track
- Front-load the big items. Order your general inspection and termite check right away.
- Stage specialty inspections early. Sewer or septic, HVAC, and radon often take extra time.
- Keep an eye on the calendar. Add your due diligence deadline to your phone and share it with everyone on your team.
- Ask for HOA docs on day one. Budgets and meeting minutes can take time to arrive.
- Coordinate with financing. Make sure appraisal and loan timelines align with your inspection schedule.
- Document everything. Put repair requests in writing and include estimates.
Next steps in Roswell
A smart due diligence plan helps you avoid surprises and negotiate with confidence. If you want a local strategy tailored to the neighborhood, age of the home, and your timeline, connect with a Roswell-based advisor who does this every day. Schedule a quick planning call and get a step-by-step checklist for your specific offer.
Ready to start your Roswell search or lock in your due diligence plan? Reach out to Evelyn Sawatzky for a friendly, detailed walkthrough and bilingual support in English and Spanish.
FAQs
What is Georgia’s due diligence period for homebuyers?
- It is a negotiated window in the purchase contract when you can inspect the property and terminate for any reason, usually with a return of your earnest money if you follow the contract’s notice rules.
How are due diligence fees different from earnest money in Roswell?
- The due diligence fee is paid to the seller and is non-refundable, while earnest money is held in escrow and is typically returned if you properly terminate within the due diligence period.
How long should my due diligence be in Roswell?
- Many buyers choose 7 to 14 days, but 3 to 7 days appears in competitive markets and 14 to 21 days suits homes needing multiple specialty inspections or extra HOA and title review.
What inspections are most important for Roswell homes?
- Start with a general home inspection and termite report, then add sewer scope or septic inspection, HVAC check, radon test if desired, and any specialty reviews like structural, chimney, or pool.
What if the seller refuses my repair requests during due diligence?
- You can negotiate credits, accept the property as is, or terminate within the due diligence window. After it expires, your options are limited unless other contingencies apply.
