Buying a home in Atlanta or North Fulton comes with one phrase you will hear a lot: due diligence. You want to move quickly and still protect your money and peace of mind. In this guide, you will learn how Georgia due diligence works, common timelines and costs, the inspections that matter most locally, and a simple checklist to keep you on track. Let’s dive in.
Georgia due diligence, in plain English
In Georgia, due diligence is the time you get after an accepted offer to investigate the property. During this period, you can inspect, verify records, and decide whether to move forward or terminate based on what you find.
You may see a due diligence fee and an earnest money deposit in your contract. The due diligence fee is often paid directly to the seller for the unrestricted right to terminate during the due diligence period. It is usually non-refundable but credited at closing. Earnest money is held in escrow and is handled according to the contract if you terminate under a contingency or if a default occurs.
Contingencies give you specific rights tied to inspections, financing, or appraisal. A negotiated due diligence right is broader. It often allows you to walk away within the window for any reason, in exchange for the fee. Contract language can vary by form and negotiation, so work closely with your agent and ask an attorney if you need legal interpretation.
Typical timelines and response windows
Across Atlanta and Fulton County, due diligence periods commonly range from 7 to 14 days. In hot multiple-offer situations, you may see 3 to 5 days. For complex properties, you may negotiate more time, sometimes up to 21 days.
Most lenders still need about 30 to 45 days from contract to closing, depending on appraisal and underwriting conditions. For a helpful overview of the mortgage process and timing, review the Consumer Financial Protection Bureau’s guidance on the home loan timeline. You can find clear steps in the CFPB’s overview of the mortgage process.
Schedule your general inspection within the first 48 to 72 hours of going under contract. That gives you time to receive reports, order follow-ups, and submit repair requests or a notice to terminate before the deadline.
Review the CFPB’s mortgage process to plan your timeline.
What you might pay during due diligence
Here are typical money items you should plan for in the Atlanta area:
- Due diligence fee: Negotiated amount. Can range from a few hundred dollars into the thousands on higher-priced homes or in competitive offers. Often credited at closing if you proceed.
- Earnest money deposit: Commonly 1 percent of purchase price or more, held in escrow. Actual customs vary by price band and negotiation.
- Inspection and testing costs: Paid to vendors at time of service. Typical local ranges include:
- General home inspection: $300 to $600+
- Termite/WDO inspection: $75 to $200
- Sewer scope: $150 to $400
- Radon test: $100 to $300
- Septic inspection: $300 to $600
- Survey: $500 to $2,000+ (project dependent)
Inspections Atlanta buyers rely on
General home inspection
A full inspection covers structure, roof, electrical, plumbing, and HVAC. It is the backbone of your due diligence. Schedule it immediately so you can react to findings. Many buyers use inspectors found through professional directories like the American Society of Home Inspectors.
Search for an ASHI-certified home inspector.
Termite and wood-destroying organism report
Atlanta’s climate and older housing stock make termite checks important. Order a WDO inspection from a licensed structural pest control company. Verify the company’s license through the Georgia Department of Agriculture before you hire.
Verify pest control licensing with the Georgia Department of Agriculture.
Sewer scope
Many intown neighborhoods have mature tree roots and older sewer laterals. A camera inspection can spot cracks, intrusions, and sagging that may lead to backups. It is a relatively low-cost test that can prevent large surprise repairs.
Radon testing
Radon exists across the U.S., including Georgia. The EPA recommends testing in all homes. In our area, a short-term test during due diligence is common, with long-term testing considered after closing if you plan renovations. Use a certified tester for credible results.
Learn why the EPA recommends testing for radon.
Find NRPP-certified radon professionals.
Roof review or certification
If the general inspection notes wear, missing shingles, or ventilation issues, bring in a roofer for a closer look. Older intown roofs can have age, storm, or flashing concerns that affect insurance and future costs.
HVAC and mechanicals
A specialist can evaluate age and performance of furnaces and air conditioners. Replacing systems can be a major cost, so confirm condition and ask your agent about permits for prior work.
Mold, asbestos, and lead paint
Ask about additional testing if you see moisture, suspect older materials, or are buying a pre-1978 home. Lead-based paint requires a federal disclosure for pre-1978 construction. Testing is optional but useful if you plan renovations.
Septic and well systems
Some North Fulton properties outside sewer service rely on septic systems, and a few may have wells. Order a septic inspection and any recommended well water tests early. These bookings can fill quickly.
Survey and boundary review
A current survey can confirm lot lines, easements, and encroachments. This is especially useful where fences, driveways, or accessory structures sit near property lines. Surveys can take time, so start early if needed.
HOA and resale documents
For condos and many suburban communities, review bylaws, covenants, budgets, meeting minutes, and any special assessment notices. Your contract may include a set review period for HOA documents. Confirm rules related to remodeling and rentals.
Appraisal contingency
Your lender will order an appraisal. Many buyers include an appraisal contingency to renegotiate or exit if the value comes in low. Some buyers waive all or part of this in competitive markets, but that adds risk if your loan depends on the appraised value.
Permit and remodel history
Check records for additions, decks, basement finishes, or major mechanical changes. City of Atlanta and Fulton County have different portals and processes, so confirm the correct jurisdiction for the property.
Visit the City of Atlanta for permits and building information.
Access Fulton County property and permitting resources.
Flood risk and drainage
Some areas near creeks or streams have flood risk. Review FEMA flood maps and ask for an insurance quote if the property is in or near a flood zone. Also note grading and drainage around the home during your inspections.
Check FEMA’s Flood Map Service Center.
How to vet local vendors fast
Use a short checklist to choose reliable pros:
- Ask for license numbers and verify with the relevant state agency. For pest control, verify with the Georgia Department of Agriculture.
- Confirm insurance. Inspectors should carry errors and omissions coverage; contractors should carry general liability.
- Review a sample report. A detailed home inspection report shows scope and clarity.
- Request two recent references for similar homes.
- Hire certified specialists when needed. For radon, use NRPP or NRSB certified testers. For home inspectors, check national directories.
Find a local InterNACHI inspector.
A step-by-step due diligence timeline
- Before you offer
- Get a full pre-approval from your lender. Align on target timelines with your agent.
- Day 0: Offer accepted
- Deposit earnest money per contract and pay any due diligence fee. Confirm all deadlines on a shared calendar.
- Days 0 to 2
- Order a general home inspection and a termite/WDO inspection.
- Schedule a sewer scope if the home is older or has large nearby trees.
- Request HOA resale documents if applicable. Start a radon test.
- Days 2 to 7
- Review reports with your inspector and agent. Order follow-ups for roof, HVAC, mold, asbestos, septic, or well as needed.
- Pull permit history from City of Atlanta or Fulton County. Check FEMA flood maps and get an insurance quote if needed.
- Gather contractor estimates for any major repairs you plan to negotiate.
- By the end of due diligence
- Submit written repair requests or credits. If needed, provide a notice of termination per the contract.
- Confirm appraisal order and timing with your lender.
- After due diligence
- Work through financing and appraisal conditions. Complete title review and order owner’s title insurance.
- Schedule your final walkthrough within the contract window.
Smart strategies in competitive offers
- Right-size your due diligence window. Shorter periods can be attractive to sellers, but leave enough time to complete core inspections and follow-ups.
- Calibrate the due diligence fee. Higher fees can strengthen your offer. Only commit to an amount you are comfortable risking if you decide to terminate.
- Avoid risky waivers. Skipping inspection or appraisal contingencies can backfire if major issues or a low valuation appear. Work with your agent to weigh the tradeoffs.
- Front-load scheduling. Line up inspectors before you go under contract so you can book within 24 to 48 hours.
Local records and rules to know
- Jurisdiction check. Confirm whether the home is in the City of Atlanta, a North Fulton municipality, or unincorporated Fulton. Permit and utility processes differ.
- Historic review. Many intown neighborhoods have local historic rules for exterior changes. Ask your agent about timelines before planning projects.
- Trees and sewer lines. Mature trees add character and can stress older sewer laterals. A sewer scope is a small cost compared to a replacement.
Ready to buy with confidence?
A clear due diligence plan helps you act fast and avoid surprises. If you want a trusted, high-touch guide who understands Atlanta and the North Fulton suburbs, our team is ready to help you map the right inspections, negotiate repairs, and keep your contract on track. Start your next chapter with confidence by reaching out to Bondy Prestigious Properties.
FAQs
What is a fair due diligence period in Atlanta?
- Many buyers use 7 to 14 days, with 3 to 5 days in competitive situations; choose a length that fits the home’s age, the inspections you need, and market pressure.
What is the difference between a due diligence fee and earnest money in Georgia?
- The due diligence fee is often non-refundable and paid to the seller for the right to terminate during due diligence, while earnest money is escrowed and handled per the contract’s contingency and default terms.
Which inspections are most important for older intown homes?
- Start with a general home inspection and termite/WDO report, then consider a sewer scope, radon test, and roof or HVAC follow-ups based on findings.
Do lenders require specific inspections in Georgia?
- Lenders require an appraisal and may require repairs that affect safety or habitability; some loan programs have additional rules, so confirm with your lender early.
Should I waive the appraisal or inspection contingency in a bidding war?
- Waiving contingencies can strengthen an offer but increases your risk, especially if the appraisal is low or hidden defects exist; discuss options and risk tolerance with your agent.
