Buying a home in Sandy Springs moves fast. You hear about due diligence, fees, timelines, and inspections, and it can feel like a race against the clock. You want to protect yourself without losing the house to a stronger offer. You also want clarity on what matters most in Georgia. In this guide, you’ll learn how due diligence works in Georgia, how to plan your timeline in Sandy Springs, which inspections to prioritize, and how to negotiate with confidence. Let’s dive in.
What due diligence means in Georgia
The due diligence period
The due diligence period is a negotiated window in your contract when you can fully inspect and investigate the home. During this time, you can decide whether to move forward or terminate. You must follow the written notice steps in your contract and act before the deadline. In the Atlanta area, this period often ranges from a few days to about two weeks and is often shorter in competitive situations.
Due diligence fee vs. earnest money
Georgia contracts often include two different amounts that serve different purposes:
- Due diligence fee: Paid directly to the seller, not escrowed. It compensates the seller for taking the home off the market while you inspect. It is usually nonrefundable if you terminate within the due diligence period unless your contract says otherwise.
- Earnest money: Held in escrow and applied to the purchase price at closing. Whether it is refundable depends on your contract and timing. If you terminate within a valid contingency and give proper written notice, it is generally refundable.
Key contingencies to know
Common contingencies related to due diligence include:
- Inspection rights and the option to request repairs or credits
- Financing (loan) contingency with lender deadlines
- Appraisal contingency related to value and lender approval
- Title and survey review to check for defects and exceptions
The Georgia Real Estate Commission offers helpful consumer guidance and emphasizes that your written contract controls deadlines and rights. Review the Georgia Real Estate Commission consumer portal to better understand roles and timelines.
Timelines that work in Sandy Springs
A realistic day-by-day plan
Here is how many buyers structure the first two weeks after acceptance. Your actual dates will follow your contract:
- Day 1 to 3: Order the general home inspection immediately. Get your wood-destroying insect report (termite), and line up any likely specialists, such as sewer scope or roof. Notify your lender to begin underwriting and order the appraisal.
- Day 3 to 7: Complete key inspections and receive reports. If needed, add specialist inspections (HVAC, chimney, structural engineer). Review title documents when delivered and request HOA documents.
- Day 7 to 10: Submit repair or credit requests and negotiate. If you decide to terminate, deliver written notice before your deadline.
Loan approval and appraisal often extend beyond the basic due diligence period. Lenders commonly need 21 to 45 days to finish underwriting and order the appraisal. You can explore the mortgage process in the CFPB’s Owning a Home guides.
Multiple-offer trade-offs
In Sandy Springs, sellers may prefer:
- Shorter due diligence periods, often 3 to 7 days
- Larger due diligence fees
- Strong earnest money deposits
Shortening your due diligence period can strengthen your offer but gives you less time to inspect. A balanced approach is often 7 to 10 days, adjusted for the home’s age, complexity, and competition.
Why missed deadlines matter
Many Georgia contracts include time-sensitive language. If you miss a key deadline, you may lose certain rights or risk funds. Calendar everything the day your offer is accepted. Deliver notices in writing and confirm receipt.
Inspections to prioritize in Sandy Springs
Core inspections
Most buyers order these during the due diligence period:
- General home inspection
- Wood-destroying organism inspection and report (WDIR)
- Roof check or specialist if the age is unclear
- HVAC and chimney inspections for older systems
- Sewer scope for older lines or signs of problems
- Radon test if recommended by your inspector
- Mold or moisture testing if there are visible concerns
For termite practices and WDIR norms in Georgia, review the Georgia Department of Agriculture’s structural pest control page.
Sandy Springs risk factors
Sandy Springs has a mix of home ages and terrain, so watch for:
- Termites and other wood-destroying insects
- Expansive clay soils that can impact foundations and drainage
- Flood risk near the Chattahoochee River and local streams
- Aging systems in mid-century homes, including plumbing and electrical
To understand flood zones and insurance requirements, check the FEMA Flood Map Service Center early in your process.
How to handle inspection findings
If inspectors uncover issues, you have choices:
- Request repairs from the seller
- Ask for a closing credit
- Accept the condition and adjust your budget
- Terminate within the due diligence timeline if allowed by your contract
Submit repair or credit requests well before the deadline. Keep the conversation clear and solution-focused.
Title, survey, and financing basics
Title and survey review
A title company or closing attorney will run a title search and provide exceptions. Review these carefully so you understand easements, restrictions, or liens. If boundaries are a concern, consider ordering a survey. Title and survey timelines are often separate from due diligence, but related. Your contract will outline how and when you can object.
For local records, use the Fulton County Board of Assessors to review ownership and tax information, and check the City of Sandy Springs permits and inspections for open permits.
Financing and appraisal
Financing and appraisal contingencies protect you if your loan cannot be approved or the home does not appraise at the purchase price. If the appraisal is short, you might renegotiate, pay the difference in cash, or terminate if your contract allows it. Your lender may also require specific repairs before closing if they affect safety or habitability.
Earnest money and remedies
If you terminate within a valid contingency and deliver proper notice, your earnest money is generally refunded. If you miss deadlines or breach the contract, the seller may have remedies that can include keeping the earnest money. The contract controls the outcome. Stay organized and document every notice.
Smart buyer checklist for Sandy Springs
Before you write an offer
- Get a strong lender pre-approval letter.
- Decide the shortest due diligence period you can realistically manage.
- Agree on a due diligence fee and earnest money that fit your risk tolerance.
- Line up your inspector and backup specialists in advance.
First 72 hours after acceptance
- Order the general inspection immediately and schedule WDIR, sewer scope, and any specialists.
- Notify your lender to start underwriting and order the appraisal.
- Request HOA documents if applicable.
- Confirm access for all inspectors and collect seller disclosures.
If inspections reveal issues
- Draft a clear repair or credit request and submit before the deadline.
- Weigh the cost to address repairs post-closing against credits.
- If the issues are significant or the seller declines, consider terminating within the period allowed by your contract.
Competitive offer tactics
- Shorter due diligence with a meaningful due diligence fee can help you stand out.
- Larger earnest money can signal commitment.
- Be cautious about waiving protections. Clean offers can win but increase risk, especially for first-time buyers.
Local resources you can trust
- Georgia Real Estate Commission consumer guidance: GREC Consumer Portal
- Flood zones and insurance: FEMA Flood Map Service Center
- Lead-based paint for homes built before 1978: HUD/EPA lead-based paint disclosure rules
- Termite and WDIR norms: Georgia Department of Agriculture
- Mortgage timelines and appraisals: CFPB Owning a Home
- Property taxes and ownership: Fulton County Board of Assessors
- Permits and inspections: City of Sandy Springs
Ready for a confident next step?
You do not need to navigate due diligence alone. With local knowledge and clear communication, you can protect your interests and still write a competitive offer in Sandy Springs. If you are weighing how long your due diligence should be, how much to offer for the due diligence fee, or which inspections to prioritize, we can walk you through the trade-offs and timing. Connect with Erin Olivier for neighborhood guidance, white-glove buyer representation, and a smooth path from offer to close.
FAQs
What is the due diligence period in Georgia real estate?
- It is a negotiated time after contract acceptance when you can inspect and decide to move forward or terminate, following your contract’s notice rules.
How do due diligence fees and earnest money differ in Georgia?
- The due diligence fee is paid to the seller and is usually nonrefundable, while earnest money is escrowed and generally refundable if you terminate under a valid contingency and deadline.
How long should my due diligence be in Sandy Springs?
- Many buyers aim for 7 to 10 days, but competitive offers may shorten to 3 to 7 days; choose based on the property’s complexity and market pressure.
Which inspections are most important in Sandy Springs?
- Most buyers get a general inspection, termite report, and add sewer scope, roof, HVAC, or chimney checks as needed; consider radon and moisture tests if recommended.
What if the appraisal comes in low in Georgia?
- Your options often include renegotiating the price, bringing extra cash, or terminating if your contract includes an appraisal contingency.
Do I need flood insurance for a Sandy Springs home?
- If the home is in a FEMA flood zone and you have a regulated mortgage, your lender may require it; check the FEMA map and ask your lender early in the process.
Can I recover earnest money if I terminate in Georgia?
- If you terminate within the due diligence period or another valid contingency and deliver proper written notice, earnest money is generally refundable under the contract.
