Georgia Due Diligence Period: Roswell Buyer Guide

Your due diligence window can be the most valuable 7 to 14 days of your Roswell home purchase. It is your time to dig into the property, line up inspections, and decide if you are ready to move forward. If you use it well, you reduce risk and gain leverage for smart negotiations. This guide explains how Georgia’s due diligence period works, how to schedule inspections around Roswell, and what happens if you terminate. Let’s dive in.

What the due diligence period means in Georgia

The due diligence period is a contract-defined window that starts and ends on the dates you and the seller agree to in writing. It is not set by state law, so the contract controls what you can do and how you must give notice. During this time you can inspect the home, review title and HOA documents, verify financing, and decide whether to proceed.

Most Georgia contracts address two different deposits. A due diligence fee may be paid directly to the seller as consideration for taking the home off the market. Earnest money is usually held in escrow. Whether either amount is refundable if you terminate depends on your exact contract language and timing. Always follow your contract’s notice instructions and consult your agent or an attorney if you have questions.

How long it lasts in Roswell

There is no single standard timeframe. In many Roswell deals you will see 7, 10, 14, or 21 days. In a competitive market, sellers often prefer shorter periods. New construction or complex properties may call for longer timelines.

Book your general home inspection within 24 to 48 hours of going under contract. Specialist inspectors and contractors can book out quickly, so front-load anything that takes time and leave a buffer to receive reports before your deadline.

Sample 10-day plan for Roswell buyers

The exact plan depends on your contract and property. Use this sample timeline as a starting point.

• Day 0 (contract acceptance): Confirm the official start date and deadline. Pay earnest money and any due diligence fee per the contract. Order the general home inspection and any high-priority specialists you expect to need. Request HOA documents and seller disclosures if you do not already have them.
• Days 1–3: Complete the general inspection and immediate specialist inspections. Review disclosures and the preliminary title information. Ask your lender about appraisal timing.
• Days 4–6: Receive reports. Get contractor estimates for any major items. Order a survey if needed. Keep all communication and requests in writing.
• Days 7–8: Draft and send your written repair or credit request. Provide documentation with the request and allow the seller’s response time per the contract.
• Days 9–10: Wrap up negotiations or send written termination before the deadline if you choose not to proceed.

Download: Roswell Buyer Due Diligence Checklist (PDF) — one-page timeline and action items.

Must-have contingencies

Contingencies define your rights to renegotiate or terminate if certain conditions are not met. Your contract controls the details.

• Property condition or inspection contingency: Allows you to inspect and request repairs, credits, or termination.
• Financing contingency: Protects you if your loan is denied within the contingency terms.
• Appraisal contingency: If the appraisal is below the contract price, you may renegotiate or terminate within the contract rules.
• Title contingency: Gives you time to review title for liens, encumbrances, or restrictions.
• HOA or condo review: Lets you review bylaws, covenants, budgets, and policies.
• Survey contingency: Verifies boundaries and easements.
• Insurability and flood determination: Confirms you can secure homeowners insurance and understand any flood zone requirements.

Inspections to prioritize in Roswell

Start with a licensed general home inspection and add specialists as needed. Book early and keep a written record of findings and estimates.

• General home inspection for overall systems and safety.
• WDI or termite inspection, a common concern in Georgia.
• Sewer scope or drainline inspection, especially in older areas or lots with mature trees.
• Roof, gutters, and attic inspection, since roof condition is a frequent negotiation item.
• HVAC and electrical evaluations for older systems.
• Septic inspection if the property is not on city sewer.
• Radon testing at buyer discretion.
• Mold or moisture assessment if signs suggest recurring issues.
• Structural engineer review if there are foundation or structural concerns.
• Lead-based paint disclosure review for pre-1978 homes, with testing options if needed.

Local Roswell checks to add

Roswell’s setting along creeks and the Chattahoochee River means flood risk varies by location. Ask the seller about any past flood events and review current flood maps and insurance options if the home is near a waterway. If you plan exterior changes, note that Roswell has historic district and design review areas along with tree protection rules. Verify permitting needs before assuming you can remove large trees or alter the exterior.

If inspections reveal possible unpermitted work, request the property’s permit history with the City of Roswell and Fulton County. Many homes are on city water and sewer, but some edge parcels may be on septic. Confirm utility details early and verify any HOA restrictions or easements on the recorded plat.

Negotiating repairs and credits

Use documentation to build a clear, reasonable request. Attach inspection excerpts, photos, and contractor estimates so the seller understands scope and cost.

You have options, and each has tradeoffs:

• Seller repairs: Good when safety or system integrity is at stake, but it can take time and may require re-inspections.
• Credit at closing: Keeps the timeline moving and lets you choose contractors and materials after closing.
• Price reduction: Lowers your payment and can help if appraisal is tight. It does not target specific repairs.

In a hot market, you might offer a shorter due diligence period or a higher due diligence fee to strengthen your offer. In a cooler market, you can push for longer periods or broader contingencies.

Fees, funds, and paperwork

Understand how funds are handled so there are no surprises.

• Due diligence fee: Often a negotiated payment to the seller for exclusivity during your inspection period. Refund rules depend on your contract.
• Earnest money: Generally held in escrow. Refund or forfeiture depends on your contingencies and the timing and method of termination.

When you deliver requests or notices, follow your contract’s notice provisions exactly. Send everything in writing, use the addresses and methods stated in the contract, and keep confirmation of delivery. If a dispute arises about earnest money, the contract will outline the resolution path. Save all documentation and speak with your agent or an attorney as needed.

Paperwork checklist

• Confirm where and how notices must be delivered per the contract.
• Use the correct forms for repair requests or termination.
• Track your deadlines and the seller’s response window in writing.

If you decide to terminate

If you elect to terminate within the due diligence period, deliver written notice before the deadline according to the contract. The return of earnest money and the handling of any due diligence fee depend on your specific contract terms. If you do not terminate on time and issues remain unresolved, you may still be obligated to proceed.

Consult your agent promptly if you are unsure. For legal questions or disputes, contact an attorney.

Three urgent actions after acceptance

• Confirm all dates, notice instructions, due diligence fee, and earnest money in writing.
• Book your general home inspection within 24 to 48 hours.
• Line up likely specialists early based on the property type and disclosures.

Want a quick strategy call?

If you would like help prioritizing inspections, interpreting deadlines, or planning your repair request, schedule a short strategy call. In 15 to 30 minutes, you can review contract dates, map a timeline, and decide which specialists to book first. For personal guidance from a local advisor, connect with Taylor Thompson.

FAQs

What is Georgia’s due diligence period?

• It is the contract-defined window that lets you inspect, review documents, secure financing details, and either move forward or terminate according to your contract.

How many days do Roswell buyers usually get?

• Common timelines are 7, 10, 14, or 21 days, but the length is negotiated and can vary with market conditions and property complexity.

What happens to my earnest money if I terminate?

• Refunds or forfeitures depend on your contract’s contingencies and whether you delivered proper written notice before the deadline.

Which inspections matter most for older Roswell homes?

• Start with a general inspection, then consider termite, sewer scope, roof, HVAC and electrical, radon, and structural reviews as indicated by age and findings.

Can I extend my due diligence deadline?

• Extensions require a signed written amendment from both parties; do not rely on verbal agreements.

Do I need flood insurance in Roswell?

• It depends on the home’s location and flood zone; review maps, ask about flood history, and get an insurance quote if the property is near a waterway.