Are you under contract on a home in Atlanta and feeling the clock ticking? The due diligence period is your best chance to investigate a property and decide if it’s right for you. It can feel fast in Fulton County, especially in hot neighborhoods, but a focused plan keeps you in control. In this guide, you’ll learn what due diligence means in Georgia, typical Atlanta timelines, which inspections to prioritize, and how to use this window to negotiate or walk away with confidence. Let’s dive in.
The due diligence period is a negotiated, time-limited window that starts after your contract is accepted. During this time, you can inspect the property and, in most Georgia contracts, you may terminate for any reason or no reason based on the contract language. It’s separate from your loan and appraisal contingencies. Think of it as your primary “look-and-leave” window.
In common Georgia contracts, you’ll see both a due diligence fee and earnest money. The due diligence fee is typically paid directly to the seller at ratification and is usually non-refundable if you terminate during due diligence, but it is often credited to you at closing if you proceed. Earnest money is held in escrow and follows the contract’s rules for refunds and timing. Always confirm how each is handled in the agreement you sign.
Georgia Association of REALTORS forms typically include a specific due diligence clause, but the exact wording matters. Confirm whether you have an unconditional right to terminate during due diligence and how notices must be delivered. Check how days are counted, whether they are calendar or business days, and whether the ratification day counts. There is no statewide “homebuyer right to cancel” statute for residential purchases beyond your contract terms.
In Metro Atlanta, timelines vary by neighborhood and market heat. In a highly competitive market, you may see 0 to 5 days, with some buyers shortening or even waiving due diligence. In many recent intown and north-suburban sales, 5 to 10 days is common. In slower conditions, 10 to 14 days or longer can be negotiated.
When sellers have leverage, they often expect shorter windows and higher due diligence fees. In a balanced or buyer-leaning market, you can push for more time and a lower fee. New construction follows different schedules, with builder-driven inspections and punch lists. Whatever you agree to, make sure your window is long enough to complete inspections and line up contractor quotes.
Most residential contracts use calendar days unless stated otherwise, which means weekends and holidays count. Clarify whether the contract treats the day of ratification as day 0 or day 1. Plan your scheduling accordingly so you get reports and quotes in hand before your deadline.
You have several paths once you review your reports. You can proceed as-is, request seller repairs, ask for a credit at closing, request a price reduction, negotiate timing for repairs, or terminate within your due diligence deadline. Put every request or decision in writing per the contract’s delivery rules.
Sellers frequently prefer credits or price adjustments over coordinating many small repairs. For bigger issues, they may agree to fix items using licensed contractors. Focus on safety, structural, roof, plumbing leaks, and electrical hazards. These are the items most likely to be taken seriously by sellers and lenders.
Even if you waive certain requests, your lender may require health and safety repairs before funding. Significant deferred maintenance can affect the appraisal value and financing. Coordinate your due diligence timeline with appraisal scheduling so you’re not surprised late in the process.
Start scheduling the moment the contract is ratified. Ask inspectors to deliver reports quickly and line up contractors for bids as soon as issues surface. Aim to finalize your requests or, if needed, deliver a termination before the due diligence deadline. A day or two of cushion helps avoid last-minute stress.
Costs vary by property size, age, and vendor availability. Plan a buffer for specialty testing and the occasional rush fee in hotter submarkets.
Atlanta and Fulton County include areas with localized flood risk. Confirm flood zones early and get insurance quotes so you understand coverage requirements and premiums. Flood designation can affect lending and long-term costs.
The Southeast’s climate makes termite and other wood-destroying organism inspections especially important. Even if your loan program does not require a report, it’s a smart, low-cost check.
Many older intown homes have been updated over time, and some work may not show up in municipal records. Ask for permit history for major additions or conversions and review any available documentation.
Program-specific rules can require certain inspections or repairs. VA often requires a WDO report. FHA appraisals may call out repair items that need to be addressed before closing. Clarify these needs early so your due diligence timeline supports them.
The due diligence period in Georgia is your chance to verify condition, uncover hidden costs, and negotiate from facts. In Atlanta’s faster-moving neighborhoods like Buckhead, Midtown, Inman Park, and across north Fulton suburbs such as Sandy Springs and Alpharetta, a tight, well-sequenced plan makes the difference. Prioritize a quick general inspection, run key specialty checks in parallel, and give yourself enough time to decide, negotiate, or walk away.
If you want a calm, step-by-step plan tailored to your target neighborhoods and price point, reach out. With local relationships, vetted vendor referrals, and steady guidance from offer to close, you can move with confidence. Ready to get started? Connect with Margaret Sallee for a focused due diligence strategy and a smooth Atlanta purchase.
Whether buying or selling, Margaret represents each of her clients with a high degree of professionalism and personalized care that delivers optimal results.