Due Diligence in Georgia: Roswell Buyer Guide

Buying a home in Roswell is exciting, but the days right after your offer is accepted can feel like a sprint. You have a short window to inspect, research, and negotiate before your rights change. If you want to protect your investment and still write a competitive offer, you need a clear due diligence plan tailored to Georgia and North Fulton.

This guide walks you through what “due diligence” means in Georgia, how to structure your timeline in Roswell, and what to inspect first so you can move forward with confidence. You will leave with a step-by-step schedule, local tips, and negotiation ideas you can use right away. Let’s dive in.

Due diligence basics in Georgia

What due diligence means

In Georgia, the due diligence period is a negotiated window in many GAR-style contracts that gives you time to inspect and evaluate the property. During this period, you may terminate for any reason if you follow the contract deadlines and notice rules. The specifics depend on the exact language in the Georgia Association of REALTORS standard forms. Review your contract and, if needed, consult a closing attorney for questions about your rights. You can learn more about GAR standards on the Georgia Association of REALTORS site.

Due diligence fee vs. earnest money

Georgia practice often includes two different payments:

• Due diligence fee: Typically paid to the seller at contract signing and often nonrefundable. It compensates the seller for taking the home off the market during your review period.
• Earnest money: Held by an escrow holder such as a title company or closing attorney. If you terminate within the due diligence deadline according to the contract, earnest money is often refundable.

Confirm how each is handled in your specific contract. If you have questions about brokerage or licensing rules, the Georgia Real Estate Commission is the state’s regulator.

Key contingencies to align

In addition to due diligence, you can structure separate protections:

• Financing or loan contingency: Protects you if you cannot obtain loan commitment by the deadline.
• Appraisal contingency: Helps if the appraisal is lower than the purchase price.
• Title contingency and cure period: Allows you to object to title issues and gives the seller time to cure.
• HOA review contingency: Gives you time to review covenants, budgets, and rules before you are fully committed.

In Roswell’s active market, timelines matter. Check current local trends through the Atlanta REALTORS Association to gauge how tight buyers are making their windows.

What to do in Roswell during due diligence

Schedule inspections fast

Book your general home inspection within 24 to 72 hours after the contract is executed. Popular inspectors fill up fast in North Fulton.

• Start with a full home inspection that covers structure, roof, electrical, plumbing, and HVAC.
• Add specialty inspections as needed: sewer scope for older lines, HVAC performance test, roof certification, chimney, pool, mold or moisture, radon if you are concerned, and asbestos or lead for older homes. For properties not on municipal services, order septic or well inspections.

Pest and WDO check

Wood-destroying organism inspections are common in Georgia and often required by lenders. If termites or other WDO issues are found, you can negotiate treatment or repairs.

Title search and survey

Ask your closing attorney or title company to order a title search and preliminary title commitment immediately. Review easements, liens, covenants, and encroachments. Consider a survey if you see boundary questions, especially with older Roswell lots and infill homes.

HOA, permits, and zoning

If the property is in an HOA, request covenants, bylaws, budgets, meeting minutes, and any pending assessments right away. For additions or recent renovations, verify permits with the City of Roswell. You can start with the city’s site to find planning, zoning, and permitting under City of Roswell.

Utilities, flood risk, and insurance

Confirm whether the home is on municipal water and sewer or has a septic system. Parts of Roswell near the Chattahoochee River or local streams can be in flood-prone zones. Check FEMA’s maps through the FEMA Flood Map Service Center and get insurance quotes early, including flood insurance if needed.

Appraisal and lender timeline

Coordinate with your lender as soon as the contract is signed. Many appraisals are ordered right away in Roswell to keep you on track for loan commitment. If the appraisal is low, your options depend on the contingencies in your contract.

Repair negotiations

If inspections reveal issues, submit your requests before the due diligence deadline. Prioritize safety and major systems. Sellers may agree to repair items, offer a credit, adjust price, or decline. Keep terms and repair standards specific so everyone is aligned.

Sample timelines buyers use

Timelines are negotiable and change with market conditions. Here are two practical models.

Competitive 7-day plan

• Day 0: Contract executed. Pay due diligence fee and submit earnest money to escrow.
• Days 0–2: Schedule general and specialty inspections. Provide contract to lender. Order title search and request HOA docs.
• Days 3–5: Complete inspections and review reports. Order follow-up testing if needed.
• Day 6: Finalize repair or credit requests in writing.
• Day 7: Due diligence deadline. Decide to proceed or terminate per your contract. Appraisal often in process by now. Loan underwriting continues into days 10–14.

Conservative 14–21 day plan

Use this approach for complex properties, older homes with multiple systems to evaluate, septic or pool inspections, or when you want more time for HOA and title review.

• Days 0–3: Schedule inspections, order title, request HOA docs, notify lender.
• Days 4–10: Complete inspections, review reports, and conduct follow-up tests.
• Days 11–14: Submit repair or credit requests. Coordinate appraisal timing.
• Days 15–21: Final decisions before the due diligence deadline. Keep the title objection and cure periods aligned with your closing timeline.

Offer strategy in North Fulton

To win in a hot market

• Shorten the due diligence period to 3–7 days when you have strong inspector access.
• Increase the nonrefundable due diligence fee to show commitment.
• Raise earnest money and tighten the closing timeline.
• Provide a clear pre-approval letter and a step-by-step financing schedule.

To protect your interests

• Keep a reasonable due diligence period of 7–14 days if inspections are a priority.
• Include financing and appraisal contingencies that match your lender’s timeline.
• Add HOA review and title objection language with explicit cure windows.
• Make repair requests specific, with measurable standards and completion dates.

Handling a low appraisal

If the appraisal comes in under the contract price, you can negotiate a price reduction, request a seller credit, pay part of the gap in cash, seek a reconsideration through your lender, or terminate if your appraisal or financing contingency allows it.

Red flags and when to get help

Watch for major structural movement, significant water intrusion, unpermitted additions, title exceptions that limit use, unstable HOA finances or pending litigation, and homes located in floodplains. For legal questions, complex title issues, or major structural findings, consult a closing attorney or licensed professionals. You can also review county and court resources through Fulton County.

Quick checklists

Immediate actions: Days 0–2

• Deliver due diligence fee and earnest money as required by the contract.
• Schedule general and specialty inspections.
• Provide your lender with the executed contract and ask about appraisal timing.
• Order the title search and request the preliminary title commitment.
• Request HOA documents and check Roswell permit history.

Mid-period actions: Days 3–10

• Review inspection and title reports. Order follow-up tests if needed.
• Draft and submit repair or credit requests by the contractual deadline.
• Confirm appraisal status and keep your lender’s underwriting on track.

Final 48–72 hours

• Decide whether to proceed or terminate. Send notices in writing per the contract.
• Confirm repair scope, credits, and timelines in writing.
• Verify dates for title cure, loan commitment, and closing.

Roswell-specific tips

Historic districts and permits

Some Roswell areas have historic overlays and design review rules. If you plan exterior work, check city guidelines and permit history early through the City of Roswell.

Subdivisions, pools, and septic

Many Roswell subdivisions include pools and active HOAs. Order pool inspections for safety and equipment, review HOA budgets and minutes, and confirm whether the home is on sewer or septic. For septic, schedule pumping and inspection during due diligence.

Floodplains along the Chattahoochee

Homes near the river or creeks may sit in flood-prone zones. Verify the FEMA designation through the FEMA Flood Map Service Center and get flood insurance quotes early so there are no surprises.

Next steps

A smart due diligence plan helps you write stronger offers without giving up critical protections. In Roswell, speed and clarity win. Line up inspectors early, set realistic contingencies, and keep every deadline on your calendar. If you want local guidance on timing, inspectors, and how to structure an offer that fits your goals, reach out to The Chrismer Group for personalized, concierge-level support.

FAQs

What happens to earnest money if I end during due diligence in Georgia?

• It depends on your contract. Often the earnest money is refundable if you terminate within the due diligence period per the contract, while the due diligence fee is usually nonrefundable. Confirm exact terms in your GAR-form contract.

How long should a Roswell due diligence period be?

• Typical ranges are 3–14 days depending on market strength and property complexity, with hot markets leaning 3–7 days and complex properties needing 10–21 days.

Can I exit the contract if inspections find major defects?

• If your contract gives you a right to terminate through the due diligence deadline, you can terminate for any reason before that deadline by following the notice rules in the contract.

Who pays for repairs after inspection in Roswell?

• Repairs and credits are negotiable. You can request repairs or credits, and the seller can agree, offer alternatives, or decline unless the contract states otherwise.

Should I order a sewer scope or termite inspection in Roswell?

• Yes, consider both. Sewer scopes can be valuable for older homes, and WDO inspections are common in Georgia and useful for identifying termite issues.

What if the appraisal is lower than the purchase price?

• You can renegotiate price, request a seller credit, pay the difference in cash, seek a reconsideration through your lender, or terminate if your appraisal or financing contingency allows.

How soon should I schedule inspections after acceptance?

• Immediately. Aim for 24–72 hours after contract execution so you have time for follow-ups before the due diligence deadline.