Buying in Buckhead or another intown Atlanta neighborhood? Georgia’s due diligence period is your safety net. It gives you time to investigate a property, negotiate repairs or credits, and walk away if it is not the right fit for you. With the right plan, you can protect your budget and keep your offer competitive.
In this guide, you will learn what due diligence means in Georgia, what to inspect for Buckhead homes and condos, how long to ask for, what it typically costs, and how negotiations work. You will also see when to bring in senior-level support for complex situations. Let’s dive in.
Georgia due diligence, explained
In Georgia, the due diligence period is a negotiated window in your purchase contract that gives you the right to inspect and cancel for any reason before the deadline. Two money items usually appear in the offer:
- Due Diligence Fee (DDF): Paid directly to the seller when the contract is signed. It is typically non-refundable and compensates the seller for taking the home off the market during your review.
- Earnest Money (EM): Held by an escrow or title company. If you terminate within the due diligence period per the contract, earnest money is usually refundable.
Once the due diligence period expires, your unilateral right to cancel typically ends unless another contingency still applies. Exact rights and deadlines depend on the contract language you sign.
What to check in Buckhead and intown
Focus your due diligence on both the house and the records behind it. Common items include:
- General home inspection covering roof, foundation, plumbing, electrical, HVAC, drainage, and moisture.
- Wood-destroying organism inspection for termites and related pests. Some loans, such as VA, can require this.
- Sewer scope for older intown lines with tree root intrusion risk.
- Radon testing and indoor air quality screening as needed.
- Roof and HVAC evaluations with service record review.
- Structural or foundation engineer if the inspector flags concerns.
- Survey or boundary review for encroachments and easements.
- Title search for easements, restrictions, and rights-of-way.
- Seller disclosures and, for condos or HOAs, governing documents, financials, assessments, reserves, and any litigation.
- City of Atlanta permit history and code compliance for renovations or additions.
- Zoning, overlays, or historic district rules that affect exterior changes.
- Floodplain review for lots near creeks, ravines, or low areas.
- Utility confirmation for water, sewer, gas, and meter locations.
If the home was built before 1978, you should receive the required federal lead-based paint disclosure from the seller.
Buckhead-specific watchouts
- Older systems in classic homes. You may see galvanized plumbing, older wiring in very old homes, or patched foundations. Specialist follow-ups are common.
- Crawlspace and drainage issues on mature, tree-filled lots.
- Tree roots and damaged sewer laterals. A sewer camera inspection is strongly recommended.
- Historic or overlay reviews that affect exterior materials or additions in select neighborhoods.
- Narrow or irregular lots, shared drives, and alleys that require careful survey and title review.
- Condo and townhome communities with active HOAs, reserves, and potential assessments. Review the financials and legal disclosures closely.
How long should your window be?
Typical due diligence in intown Atlanta runs 7 to 14 calendar days. A 10-day period often allows enough time for general and specialty inspections plus document review. Complex properties or new construction may need a longer window. Competitive listings sometimes see shorter periods, such as 5 to 7 days, paired with a higher DDF to strengthen the offer.
Clarify whether the contract counts calendar days and confirm the exact cut-off time for notices. Many contracts use calendar days with a deadline by midnight of the final day. Know how notices must be delivered and build in a buffer.
Competitive offer strategy
- Shorter windows demand faster scheduling and more up-front coordination.
- A higher DDF can make your offer stand out, but it raises your risk if you terminate.
- Align your due diligence timeline with appraisal and loan milestones so you are not squeezed later.
A smart 10-day game plan
Here is a sample schedule you can adapt to your property and contract:
- Days 0–1: Deliver DDF and earnest money per contract. Order a general inspection, WDO inspection, and sewer scope. Request HOA or condo documents and permit history. Start title and your loan file.
- Days 2–4: Complete general inspection and sewer scope. Book specialists if needed, such as a structural engineer, roofer, or HVAC tech.
- Days 5–7: Review all reports, title items, and HOA documents. Flag repairs, credits, or price adjustments to discuss.
- Days 7–9: Submit your repair or credit requests in writing. Weigh seller responses with your agent and attorney if needed.
- Days 9–10: If you are not satisfied and cannot reach agreement, deliver written termination before the deadline to preserve earnest money. The seller typically keeps the DDF.
What your inspection budget may look like
- General home inspection: about $300 to $700
- Sewer scope: about $150 to $400
- WDO inspection: about $75 to $200
- Specialists, such as structural, roof, HVAC: about $300 to $2,000
- Survey: about $400 to $2,000 or more, depending on complexity
These are ballpark ranges. Vendors, home size, and scope influence pricing, so confirm quotes early.
How repair negotiations usually work
During due diligence, you can request repairs, a closing credit, or a price change based on your findings. Sellers may:
- Agree to repairs and schedule them before closing.
- Offer a credit or price reduction instead of repairs.
- Decline your requests, which allows you to decide whether to proceed or terminate within the deadline.
If a property is marketed “as-is,” you still retain your right to inspect and negotiate. If agreement is not reached, you can terminate within the due diligence period per your contract.
Notices and termination, done right
If you need to terminate, do it in writing before the deadline and use the delivery method your contract specifies. Confirm receipt and keep a timestamped record. When termination is timely under due diligence, earnest money is generally returned to you while the seller typically retains the DDF, subject to the contract.
If a dispute arises over earnest money, contracts often include dispute resolution steps. Keep organized records of all notices and communications.
Condo and townhome considerations
For Buckhead condos and townhomes, give yourself time to review HOA rules, budgets, reserves, insurance, pending litigation, and any planned or special assessments. Some condominium disclosures have review timelines that run with or alongside your due diligence. Confirm how those timelines interact with your contract so you can act before key deadlines.
When to bring in senior-level help
- Older or heavily renovated homes with signs of unpermitted work or structural issues.
- Very short due diligence windows where inspections must be expedited.
- Title or survey questions, such as easements, encroachments, or restrictive covenants.
- HOA litigation or complex condo financials.
- Competitive situations that call for strategy on DDF size, window length, and repair posture.
An experienced, senior-led team can coordinate vendors quickly, sequence the work, and keep your contract timelines on track.
Your path to a confident Buckhead purchase
Due diligence protects you when you use it well. Set the right window for the property, book inspections early, read every document, and keep your notice deadlines front and center. With a clear plan and expert guidance, you can make a winning offer and still protect your interests.
If you are ready to buy in Buckhead or another intown neighborhood, connect with the Allie Burks Group to plan your due diligence strategy and timeline.
FAQs
What does Georgia’s due diligence allow me to do?
- You can inspect the property, review documents, and terminate for any reason before the deadline set in your contract.
Will I get my earnest money back if I terminate in time?
- Generally yes, if you terminate within the due diligence period per contract terms. The seller typically keeps the due diligence fee.
How long is a typical due diligence period in Buckhead?
- Commonly 7 to 14 calendar days, with shorter windows in competitive situations and longer windows for complex properties.
What inspections are most important for older intown homes?
- A general inspection, WDO inspection, sewer scope, and specialist follow-ups for structure, roof, or HVAC are common priorities.
How much should I budget for inspections and surveys?
- Expect roughly $300 to $700 for a general inspection, $150 to $400 for a sewer scope, $75 to $200 for WDO, $300 to $2,000 for specialists, and $400 to $2,000 or more for a survey.
How do repair negotiations usually unfold?
- You submit requests during due diligence. The seller can agree, offer a credit or price change, or decline. You decide whether to proceed or terminate before the deadline.
When should I involve an attorney or senior agent?
- When timelines are tight, issues are complex, or title, survey, or HOA matters raise red flags that need experienced guidance.
