Buying a home in Alpharetta is exciting, but the fine print can feel overwhelming. When you hear “due diligence,” you might wonder what it really means for your timeline, your money, and your leverage. You want to protect your budget and still write a strong offer that sellers take seriously. In this guide, you’ll learn how Georgia’s due diligence period works, what to inspect first in Alpharetta, and how to use contingencies without losing your edge. Let’s dive in.
What due diligence means in Georgia
In Georgia purchase contracts, the due diligence period is a negotiated window after your offer is accepted. During this time, you complete inspections and investigations, then decide whether to proceed or terminate based on what you learn. The key is that you must follow the contract’s notice rules and deadlines to keep your rights.
Once the due diligence period expires, your broad termination right usually ends. From that point on, you are limited to the specific contingencies left in the contract, such as financing, appraisal, title, or HOA review. That is why planning and fast action during the first few days is essential.
Due diligence fee vs. earnest money
Georgia contracts often separate two payments:
- Due diligence fee. You pay this directly to the seller. It is typically non-refundable and compensates the seller for taking the home off the market during your review period.
- Earnest money. You deposit this with an escrow holder. If you terminate within your contractual rights, the earnest money is usually returned to you. If you default under the contract, it may be forfeited per the agreed terms.
Both amounts are negotiable and must be spelled out in the contract. Make sure you understand where each payment goes and what happens to the funds in different scenarios.
Deadlines and a sample Alpharetta timeline
Most buyers in Alpharetta see due diligence periods range from 5 to 21 days. In competitive situations, many buyers offer 7 to 10 days to stand out. Closing timelines commonly run 30 to 45 days, which allows time for appraisal, underwriting, title work, HOA documents, and repairs if negotiated.
Common deadlines include:
- Due diligence expiration
- Inspection objection or repair request deadline
- Financing contingency expiration
- Appraisal deadline or response window
- Closing date
Example 30-day closing with 10-day due diligence
- Day 0: Contract accepted. Deliver due diligence fee and earnest money as agreed.
- Days 1–3: Order general home inspection and termite/WDO inspection. Schedule sewer scope and radon if needed.
- Days 3–7: Review reports and consult specialists for larger issues flagged.
- Days 8–9: Prepare repair requests, credits, or a termination notice.
- Day 10: Due diligence ends. Deliver final notice to proceed or terminate.
- Days 10–30: Finalize loan underwriting, handle appraisal, clear title, review HOA documents, and prepare for closing.
Tip: Contracts often count calendar days. If you ratify on a weekend or before a holiday, schedule inspections immediately so you do not lose working days.
Inspections to prioritize in Alpharetta
Alpharetta has a mix of new builds and established neighborhoods. Your inspection plan should move quickly and focus on the highest-risk items first.
General home inspection
Start here. A qualified inspector will review structure, roof, foundation, plumbing, electrical, HVAC, drainage, and visible moisture issues. In Alpharetta, older crawlspaces, settlement cracks, and roofs affected by past storms are common findings.
Termite and WDO inspection
Wood-destroying organism reports are common in Georgia and often required by lenders. Mature tree coverage in North Fulton can increase risk, so do not skip this.
Sewer or septic scope
For homes on city sewer, consider a camera scope, especially with older lateral lines or a history of backups. If the property has a septic system, a septic inspection is essential.
Radon testing
Radon levels vary across Georgia. Testing is affordable and especially helpful if the home has a basement or lower-level living space.
Roof and chimney specialists
If the general inspection flags roof age, leaks, or chimney issues, bring in a specialist for repair scope and costs. Roof replacements can be a major expense.
HVAC, electrical, plumbing specialists
If systems are near end of life or not up to current standards, get estimates so you can negotiate repairs or credits with confidence.
Mold or environmental testing
Only pursue this when there is a clear sign of moisture intrusion or ventilation problems from earlier reports or history.
Survey and boundary check
Confirm property lines, easements, and potential encroachments. This is important if you plan additions or fencing changes.
HOA documents and resale certificate
Review covenants, rules, pending assessments, rental limitations, and architectural approval steps. Make sure any plans you have align with current restrictions.
Permit and title record checks
Confirm that additions, decks, basements, and pools were permitted and finalized. Title review should flag liens, easements, and judgments that need clearing before closing.
Contingencies and your leverage
Contingencies are your safety net and your leverage tool during the offer and review process. Common contingencies include inspection, financing, appraisal, title, HOA, and survey.
How leverage shifts
- Highest buyer leverage: during due diligence. You can terminate for reasons found during your investigations if you deliver notice by the deadline.
- After due diligence: the seller gains leverage. You are mostly limited to specific contingency outcomes and post-closing remedies.
- In a hot market: buyers sometimes shorten or limit due diligence to compete. That increases risk, so weigh the trade-offs carefully.
Typical outcomes after inspections
- Seller agrees to repair major safety or structural items, or offers a credit.
- Seller declines repairs. You proceed as-is or negotiate a price adjustment or closing credit.
- You terminate within the due diligence period if defects are significant and negotiations stall.
“As-is” listings mean the seller does not plan to repair. You should still inspect and review disclosures carefully.
Alpharetta-specific checks to add
Every property is different, but these Alpharetta items often matter:
- Utilities and service responsibility. Confirm providers for water, sewer, gas, and power, and whether the owner maintains the water or sewer lateral.
- Flood risk. Review whether the home sits near Big Creek, the Chattahoochee corridor, or other tributaries. If a flood zone applies, ask for an elevation certificate and get insurance quotes early.
- Local permits. Confirm city permitting for additions, decks, pools, or finished basements. Unpermitted work can delay closing or require remediation.
- HOAs and covenants. Check for rental restrictions, special assessments, and architectural review timelines that could affect your plans.
- Schools and transportation. Verify current school assignments and consider commute routes along GA 400 and major arterials when assessing resale.
- Storm and tree risk. Mature trees can affect roofs and gutters. Ask about recent roof claims, replacements, or tree work.
A practical due diligence checklist
Move fast on these items to keep your leverage and options open.
Immediately after ratification
- Pay the due diligence fee and earnest money per the contract.
- Order the general home inspection and termite/WDO inspection.
- Schedule a sewer scope if lines are older or backups are suspected.
- Request HOA documents and the resale certificate.
- Ask the seller for permit history and the property disclosure.
- Order a title search and review the preliminary commitment.
- Coordinate with your lender on appraisal order and underwriting timeline.
During the due diligence window
- Review inspection reports and get contractor bids for major items.
- Deliver repair requests or a termination notice before the deadline.
- Confirm flood zone status and insurance implications if applicable.
- Verify that any open permits or code issues can be closed.
After due diligence, if proceeding
- Track agreed repairs, credits, and contractor receipts.
- Clear appraisal and underwriting conditions with your lender.
- Review the final title commitment and survey before closing.
Smart offer strategies in a competitive market
Your goal is to show commitment without taking on unnecessary risk. Consider these tactics:
- Shorter but realistic due diligence. Seven to ten days can be competitive if you pre-book inspectors.
- Larger due diligence fee. This signals confidence to the seller while keeping your inspection rights intact.
- Limited scope waivers. If you must strengthen your offer, avoid broad waivers. Instead, keep core inspections and limit only lower-risk items.
- Early contractor walk-throughs. If allowed, bring a roofer, plumber, or HVAC tech during the window to firm up costs fast.
Common mistakes to avoid
- Waiting to schedule inspections. Slots fill quickly, especially after weekends or holidays.
- Missing notice deadlines. Late delivery can waive your right to terminate under due diligence.
- Skipping HOA or permit checks. Restrictions or unpermitted work can derail plans and timing.
- Ignoring drainage or flood risks. Water management and insurance costs can impact your budget and long-term plans.
When you understand how Georgia due diligence works and move fast on the right inspections, you protect your budget and keep control of the process. If you want local guidance on structuring a strong offer and prioritizing inspections, connect with AlpharettaZen Expert Home Advisors to Schedule Your Free Consultation.
FAQs
What is Georgia’s due diligence period?
- It is a negotiated window after your offer is accepted when you can inspect the home and terminate for reasons found, as long as you deliver written notice before the deadline.
What happens to my due diligence fee if I terminate?
- The seller typically keeps the due diligence fee, while your earnest money is usually returned if you terminate within your contractual rights.
How long should due diligence be in Alpharetta?
- Many buyers choose 7 to 14 days, but the period is negotiable and should reflect inspection scheduling, contractor availability, and your lender’s needs.
Should I waive inspections to win a home in Alpharetta?
- Waiving inspections increases risk; consider a shorter period or a higher due diligence fee while keeping key inspections in place.
Who pays for repairs after inspections in Georgia?
- Repairs are negotiated; sellers may agree to fix major issues, offer a credit, or decline, and you can proceed as-is or terminate during due diligence.
Is flood insurance required for Alpharetta homes?
- It depends on the property’s flood zone; if the home is in a designated flood area, your lender may require insurance and you should review costs early.
