Buying a home in Roswell is exciting, but the due diligence clock starts the moment your offer is accepted. That short window is your chance to inspect, verify, and decide with confidence. You want to protect your earnest money, avoid surprises, and keep your timeline on track. This guide breaks down what Georgia due diligence means, what to inspect in Roswell, and the exact steps to safeguard your rights. Let’s dive in.
What due diligence means in Georgia
Georgia contracts often include a negotiated due diligence period that gives you time to fully evaluate the property and decide whether to move forward. Most buyers use the Georgia Association of REALTORS Residential Purchase & Sale Agreement, which sets the rules for timelines and notices. During this time, you can inspect, request documents, negotiate repairs or credits, or terminate.
Two common money items appear in Georgia offers. The due diligence fee is a negotiated payment to the seller at contract acceptance. The earnest money is your escrow deposit, usually held by a brokerage or title company. How these funds are handled depends on the contract and deadlines, so it is vital to follow the agreement exactly.
Due diligence fee vs. earnest money
The due diligence fee compensates the seller for taking the home off the market. It is typically non‑refundable if you move past the due diligence period and later cancel outside allowed contingencies. Earnest money is held in escrow and is typically refundable if you terminate properly within an allowable period under the contract. Your rights depend on the exact language, timing, and the way you deliver notices.
Typical timelines and fees
In many Georgia transactions, the due diligence period runs 7 to 14 days. In competitive situations, you might see 3 to 5 days or even requests to waive due diligence. The due diligence fee varies widely based on price, condition, and competition. There is no set amount in law; everything is negotiated between buyer and seller.
Use your due diligence time well
Start fast. The first few days are critical for scheduling inspections, reviewing disclosures, and deciding what to negotiate. Book the general home inspection right away, then add specialty inspections based on the home’s age, features, and initial findings. Aim to review results and prepare your response with time to spare.
Priority inspections for Roswell buyers
- General home inspection: Checks structure, roof, water intrusion, HVAC, plumbing, and electrical. Typical timing is days 1 to 3. Typical cost range is about $300 to $600.
- Termite/WDO inspection: Georgia has active termite risk and many lenders require a clear report. Typical cost is about $50 to $150.
- Roof evaluation: Include with the general inspection or hire a roofer if age or condition is unclear. A written estimate helps with negotiation.
- HVAC, electrical, plumbing specialists: Schedule if your general inspection flags concerns. Major systems can be expensive to repair.
- Sewer scope: Older neighborhoods may have older lines or root intrusion. Typical cost is about $150 to $400. Many Roswell homes are on municipal sewer, but verify for your address.
- Septic inspection: If the property is on septic, test the system. Typical cost is about $300 to $600.
- Pool/spa inspection: If present, check mechanical systems and safety features.
- Radon test: The EPA recommends testing everywhere. Some Georgia areas have elevated levels. Typical cost is about $100 to $200.
- Mold or moisture check: Add if you see staining, odors, or history of past water issues.
- Asbestos or lead paint: For older homes, especially if you plan renovations. Homes built before 1978 require a federal lead disclosure.
Local records and documents to request
Ask the seller and your title company for documents as early as possible so you can review them within your deadline:
- Seller’s Property Disclosure Statement with notes on past repairs, water intrusion, or insurance claims.
- Lead‑based paint disclosure if the home was built before 1978.
- Recent utility bills for water, sewer, gas, and electric to help you budget.
- Past inspection reports and service records for roof and HVAC, plus any permits and receipts for work.
- Survey or plat and any boundary information the seller has.
- HOA or POA documents if applicable, including covenants, bylaws, rules, budget, reserve study if available, minutes, special assessments, rental rules, and resale paperwork.
- Preliminary title information and any exceptions. Look for easements, encroachments, or liens.
- Warranties for appliances, roof, or systems. Confirm what transfers.
Check public records for additional insight:
- City of Roswell Building/Planning/Development records for permits, code issues, or open permits.
- Fulton County property records for tax history, legal description, and deed history.
- FEMA flood maps for flood zone status and potential insurance needs.
- Local environmental or wetlands maps if near creeks or protected areas.
Timing and sequencing tips
Book the general inspection the same day your offer is accepted when possible. Get specialty inspections scheduled quickly, since radon, sewer, septic, and pool inspections may take time to coordinate. Ask inspectors for written estimates or cost ranges so you can negotiate with specifics, not guesses. Build in time to discuss findings with your agent and prepare a written response before the deadline.
Protect your earnest money
Your contract controls the steps and timing for termination and extensions. To keep your options open, you must follow those terms exactly. Track dates in multiple places and confirm how notices must be delivered.
- Calendar the due diligence start and end dates as soon as the contract is signed.
- If you need more time, request an extension in writing before the deadline. Sellers may ask for an added due diligence fee or other terms.
- If you choose to terminate, deliver written notice exactly as your contract requires and keep proof of delivery. Email receipts, acknowledgments, or certified mail can help.
- Confirm with your agent and the title company who holds your earnest money and the process for release or refund.
Negotiate with confidence
Focus on the items that matter most for safety, structure, major systems, insurability, and lender requirements. Be realistic about cosmetic items in a competitive market. Use your reports and estimates to support any requests.
Common paths after inspections include asking the seller to repair specific items, requesting a credit or price reduction, or asking the seller to complete work before closing. If work cannot be done in time, consider an escrow holdback at closing with clear terms, contractor invoices, and a defined scope. If the issues are unacceptable, you can cancel within your due diligence period by following the contract’s termination process.
Roswell-specific tips
Roswell has a mix of historic homes, mid‑century properties, and newer subdivisions. Older homes may have older plumbing types or legacy wiring in rare cases, so plan your inspection scope accordingly. Confirm whether any historic district rules apply if you plan exterior changes.
Waterways like Vickery Creek run through parts of Roswell. Check flood zones and ask about past drainage concerns on the disclosure. Flood insurance may be required by your lender or advisable based on location.
Many neighborhoods have mature trees. Large root systems can affect foundations, sewer lines, and driveways. If you see cracking or signs of movement, add a specialist opinion.
HOAs are common and may have architectural controls, dues, and rental rules. Get the full HOA packet early, since timelines for delivery and review can affect your closing. Also confirm utilities, including whether the home uses City of Roswell or Fulton County water and sewer, or if it is on a septic system.
Buyer due diligence checklist
- Confirm due diligence start and end dates and note them in your calendar.
- Pay any negotiated due diligence fee and ensure proof of payment.
- Schedule the general home inspection immediately (day 1 to 3).
- Order WDO, sewer scope, radon, and any other specialty inspections promptly.
- Request seller disclosures, permits, HOA docs, survey, and title prelim as early as possible.
- Review inspection reports with your agent and prepare a written inspection response before the due diligence deadline.
- If terminating, deliver written notice exactly as the contract requires and keep proof of delivery.
- If requesting repairs or credits, ask for written estimates or contractor quotes to support negotiations.
Your next step
A well-run due diligence period gives you clarity and leverage. When you move quickly, verify records, and follow the contract exactly, you protect your earnest money and set up a smooth closing. If you want a simple plan and fast help with scheduling, documents, and deadlines, reach out to discuss your timeline and goals.
Contact Malka Shulman to start your Roswell purchase with a focused, step-by-step due diligence plan.
FAQs
What is Georgia’s due diligence period for homebuyers?
- It is a negotiated window in the purchase contract that lets you inspect, review documents, and decide whether to proceed, negotiate, or terminate.
How long should my Roswell due diligence be?
- Seven to fourteen days is common, while hot markets may push 3 to 5 days; choose a period that leaves time for a general inspection and any needed specialty inspections.
What is the difference between due diligence fee and earnest money?
- The due diligence fee is paid to the seller and is typically non‑refundable, while earnest money is held in escrow and may be refundable if you terminate properly within an allowed period under the contract.
Which inspections matter most in Roswell?
- Start with a general home inspection and a termite/WDO inspection, then add sewer scope, roof, HVAC, electrical, plumbing, radon, septic, or pool based on age, features, and initial findings.
How do I protect my earnest money if I cancel?
- Deliver written termination within the due diligence period exactly as your contract requires, and keep proof of delivery; request an extension before the deadline if more time is needed.
What documents should I review during due diligence?
- Seller disclosure, lead paint disclosure if pre‑1978, utility bills, past service records and permits, survey or plat, HOA documents, preliminary title items, and transferable warranties.
