15 Things to Get Done During Your Georgia Due Diligence Period
Inside due diligence you can walk away for any reason. After it ends, that freedom is gone. Use every day.
Georgia's purchase contract gives buyers a due diligence period instead of separate inspection contingencies. During it, you can terminate for any reason and generally get your earnest money back. Once it ends, you are much more committed. See the due diligence period in Georgia.
Book inspections the day your contract is accepted. The list below is in rough order.
1. Put the end date on your calendar
Count the days exactly as the contract does, and note the time. Your agent should confirm it in writing.
Set reminders several days before the deadline so you have time to negotiate. A missed deadline is the most expensive mistake in a Georgia contract.
2. Deliver your earnest money
Pay it to the holder named in the contract within the time allowed. Late earnest money can give the seller a reason to terminate.
3. Schedule the home inspection
In a busy market, inspectors book up. Book first, then everything else. See home inspections in Georgia.
Attend the inspection if you can. You will learn how the house works and can ask the inspector which findings are serious and which are routine.
4. Order a termite inspection
Many lenders require an Official Georgia Wood Infestation Inspection Report, and you want to know anyway. Ask whether there is a transferable termite bond.
5. Add specialist inspections the house needs
Septic, well water, sewer scope on older homes, radon, chimney, structural engineer, or HVAC technician — decide after the general inspection, while there is still time.
6. Get homeowners insurance quotes
The roof's age, claims history and location affect cost and availability. Find out before you are committed. See homeowners insurance in Georgia.
Your lender will require proof of insurance before closing. Ask insurers for a claims history report on the property, which can reveal past water or roof claims.
7. Check the flood map
Look up the address on FEMA's flood map service and ask the seller about past flooding or claims. See flood zones in Georgia.
If the home is in a designated flood zone and you are borrowing, your lender will require flood insurance. Get a quote before committing.
8. Read the HOA documents
Covenants, bylaws, rules, budget, fees and any special assessments. Check rules on rentals, fences, parking and pets. See HOAs in Georgia.
9. Order a survey if you want one
A survey shows boundaries, easements and encroachments — fences and driveways that cross the line.
10. Check permits for additions and finished spaces
Look up the county or city permit history for the address.
11. Estimate property taxes on your price
The seller's bill may include exemptions you won't have. See property taxes in Georgia.
12. Drive the commute and visit at night
Traffic, noise and lighting look different at rush hour and after dark.
13. Confirm school assignment with the district
Attendance zones can change. Confirm directly with the school district. See school zones in Georgia.
14. Keep your loan moving
Send your lender every document they ask for promptly so the appraisal is ordered early.
The appraisal often happens after due diligence ends. If you are concerned about value, ask your lender how soon they can order it.
15. Negotiate, then decide — in writing
Ask for repairs, a price reduction or a closing cost credit through a written amendment. If you can't agree, terminate in writing before the period ends. Extensions must also be agreed in writing.
If you need more time
You can ask the seller to extend due diligence, often in exchange for something. If they say no, decide by the deadline: proceed, or terminate in writing.
Common questions
How long is due diligence in Georgia?
It is negotiated in each contract. Shorter periods make offers more competitive but leave less time for inspections.
Can I get my earnest money back if I terminate during due diligence?
Generally yes, under the standard Georgia contract, if you terminate properly before the period ends. A due diligence fee paid to the seller is usually not refunded.
Do I need a reason to terminate during due diligence?
No. Georgia's due diligence period lets the buyer terminate for any reason or no reason.
What happens after due diligence ends?
You can still terminate under certain other contract terms, such as financing or appraisal if included, but generally not for inspection issues or a change of mind.
Read next
General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.