Buying in East Cobb and heard everyone talk about the due diligence period? This short window can make or break your purchase. You want to compete, protect your money, and still have time to inspect the home. The good news is you can do all three with a smart plan. In this guide, you’ll learn what due diligence means in Georgia, how timelines work in East Cobb, and the exact steps to take so you feel confident from offer to close. Let’s dive in.
What due diligence means in Georgia
In Georgia, due diligence is a negotiated window in the purchase contract. You and the seller agree on the number of days. During that time, you can investigate the property and decide whether to move forward, ask for repairs or credits, or terminate per the contract.
Two payments often appear in Georgia contracts:
- Due diligence fee (DDF): Paid to the seller for taking the home off the market during your due diligence period. Whether it is credited at closing depends on the contract.
- Earnest money (EM): Held by the closing or title company. Refundability depends on the contract and whether you act within the allowed timeframes.
Your right to terminate without penalty is usually tied to this period. After it ends, termination rights are more limited unless other contingencies apply.
Due diligence vs other contingencies
Due diligence is separate from lender-related items like appraisal and loan approval. Most buyers use this period to complete inspections, review disclosures and HOA documents, order a survey, and confirm insurance. Appraisal and underwriting usually happen in parallel.
Key contract details to watch
- Start and end dates and the exact cutoff time.
- Amounts and payees for DDF and EM, plus what happens if you terminate.
- Deadlines for repair requests, seller responses, and any counteroffers.
- Required disclosures and addenda, such as HOA documents, septic disclosures, or lead-based paint for older homes.
Typical timelines in East Cobb
Across metro Atlanta and Cobb County, due diligence periods commonly range from 3 to 14 days. In a hot market or for new construction, buyers may offer 3 to 5 days with a stronger DDF to stand out. In less competitive settings, 7 to 14 days is more common.
East Cobb is a mature suburban area with steady buyer demand. In multiple-offer situations, sellers tend to prefer shorter due diligence windows, larger DDF, and limited repair requests. Many homes were built between the 1970s and 1990s, so expect inspections to focus on roofs, HVAC, plumbing, electrical, and crawlspaces.
Choosing the right period
- If the market is hot and you need to be competitive, consider 3 to 5 days and be ready to act fast with inspectors scheduled.
- If the home is older or you have concerns like septic, pool, large trees, or structure, aim for 7 to 14 days so you can complete specialty inspections.
- Always confirm how the contract counts days, when day one starts, and the exact time you must deliver notices.
What to do on day one
- Deliver DDF and EM as the contract requires.
- Order a general home inspection right away. Schedules fill quickly.
- Review seller disclosures and any HOA documents as soon as you receive them.
Inspections that matter most
A general home inspection sets the baseline. Based on age and condition, consider these common Georgia add-ons:
- Wood-destroying organism and termite inspection.
- Sewer or septic inspection and, for sewer, a camera scope of the lateral line.
- Roof inspection or certification, especially when roof age is unclear.
- HVAC service and testing, including age and maintenance history.
- Radon test, which is inexpensive and quick.
- Chimney and fireplace inspection.
- Structural engineer for notable cracks or foundation concerns.
- Moisture and mold testing, especially for crawlspaces and basements.
- Pool inspection if applicable.
- Lead-based paint or asbestos testing for very old homes if you are concerned.
For East Cobb, high priorities often include termite, sewer scope, roof condition, HVAC age and service, drainage and grading around the home, and tree or root issues.
Title, survey, and insurance
Order a preliminary title report and review any easements, encroachments, or covenants. If a survey exists, review it for boundary questions. Start homeowner’s insurance quotes early. The age of the roof and mechanical systems can affect premiums and coverage.
Appraisal timing with your lender
Your lender typically orders the appraisal after you are under contract. Coordinate the inspection schedule with appraisal timing. If the appraisal is delayed or comes in low, you may need to renegotiate price, bring additional funds, or terminate if your contract allows. Remember, the appraisal is a valuation for the lender. It does not replace an inspection.
Repair requests and deadlines
Most Georgia contracts require you to send a written repair request within the due diligence window. Keep your inspection reports and repair estimates. They help support requests for seller repairs or a closing credit. If the seller agrees to repairs, use a written addendum that spells out who will do the work, the timeline, materials, and whether licensed contractors and permits are required.
Negotiation outcomes you might see
- Seller agrees to complete repairs before closing.
- Seller offers a closing credit so you handle repairs after you move in.
- You accept the property as-is and proceed.
- You and the seller split the list with a mix of repairs and credits.
- You terminate within the due diligence period per the contract.
- You request an extension of due diligence and the seller agrees, often in exchange for additional DDF or other terms.
For routine items, credits are common since they simplify scheduling. For safety or structural issues, expect a deeper discussion about scope, timing, and who handles the work.
Money, refunds, and risk
Read your contract carefully to see how the due diligence fee is handled at closing. Many contracts apply DDF toward the purchase price at closing, but terms can vary. If you terminate properly within the due diligence period, earnest money is typically refunded based on contract language. After due diligence ends, your options narrow and the risk of losing earnest money increases unless other contingencies protect you.
Sample due diligence schedules
Here are common schedules you can adapt to your offer strategy. All days are calendar days unless your contract says otherwise.
3 to 5 days - ultra competitive
- Day 0: Deliver DDF and EM. Book general and termite inspections immediately. Request HOA docs and disclosures.
- Day 1: Complete general inspection. Order sewer scope and any needed specialty checks.
- Day 2: Receive reports. Get quick repair estimates for major items.
- Day 3: Deliver repair request. Confirm appraisal scheduling and insurance quotes.
- Day 4-5: Negotiate with seller. If needed, terminate by the deadline and keep proof of delivery.
7 days - aggressive but common
- Day 0: Deliver DDF and EM. Order general and termite inspections. Request HOA docs and disclosures.
- Day 1-2: Inspector visits. Order sewer scope, HVAC, and roof evaluations as needed. Start title and survey review.
- Day 3: Receive reports. Gather estimates from licensed contractors.
- Day 4: Draft repair request. Check appraisal timing with lender. Confirm insurance quotes.
- Day 5: Deliver repair request.
- Day 6: Negotiate and capture all agreements in writing.
- Day 7: Decide to proceed, agree on credits or repairs, or terminate per the contract.
14 days - conservative and thorough
- Follow the same flow as the 7-day schedule, but allow extra time for specialty inspections, multiple bids, and full HOA document review.
Local issues to watch in East Cobb
- Termites are common, so a WDO inspection is important.
- Roof age and storm wear are frequent concerns for homes from the 1970s to 1990s.
- Crawlspace moisture can result from grading and gutter issues.
- Older sewer laterals, sometimes clay, can crack or fail.
- Mature trees and roots may affect utilities, septic systems, or foundations.
- Older HVAC or gas systems may be near end of life, so confirm age and service history.
Your local advisor team
- Buyer’s agent to negotiate terms, manage deadlines, and deliver notices.
- Home inspector as your first line on condition.
- Specialty contractors for roof, HVAC, sewer, structure, chimney, pool, and moisture issues.
- Title company or attorney to hold earnest money and review title.
- Lender and appraiser to coordinate loan and valuation timelines.
- Real estate attorney for nonstandard language or higher risk deals if you choose.
Next steps
A well-run due diligence period gives you clarity and leverage. Set the right timeline for the property, book inspections fast, document everything, and keep an eye on deadlines. With a local expert by your side, you can compete in East Cobb while protecting your investment.
If you are weighing how short to make your due diligence or which inspections to prioritize, let’s talk about your goals, the home’s age, and current offer trends. Reach out to Kenna Daws for a local, step-by-step plan that fits your timeline and comfort level.
FAQs
What is Georgia’s due diligence period?
- It is a negotiated window in the purchase contract that allows you to inspect the home and decide whether to proceed, request repairs or credits, or terminate per the contract.
What is the difference between DDF and earnest money?
- The due diligence fee is typically paid to the seller and may or may not be credited at closing, while earnest money is held by the closing or title company and refunded based on contract terms and deadlines.
How long is due diligence in East Cobb?
- Common ranges are 3 to 14 days, with shorter periods used to compete in multiple-offer situations and longer periods used for older homes or specialty inspections.
Can I back out after inspections in Georgia?
- Usually yes if you terminate within the due diligence period and follow the contract’s notice requirements; after the period ends, your rights are more limited.
Which inspections are most important for East Cobb homes?
- General, termite, sewer or septic, roof, HVAC, and moisture or drainage evaluations are often high priority due to the age and characteristics of many local homes.
What if the appraisal comes in low during due diligence?
- You can try to renegotiate the price, bring additional funds, or terminate if your contract provides that right, but appraisal is separate from inspection findings.
