You spot a charming Virginia‑Highland bungalow and want to move fast. At the same time, you do not want to inherit surprise sewer, roof, or permitting problems. That is where Georgia’s due diligence comes in. When you understand how this period works and what to prioritize in intown Atlanta, you can write a competitive offer without giving up smart protection. In this guide, you will learn how Georgia’s due diligence period works, what timelines are realistic in Virginia‑Highland, the inspections that matter most, and the trade‑offs that help you win the right home. Let’s dive in.
Georgia due diligence basics
In Georgia, the due diligence period is a negotiated window in your Purchase and Sale Agreement to investigate the property and decide if you want to proceed. It is broader than a simple inspection contingency. If your contract gives you that right, you can terminate for any reason before the deadline.
Most intown contracts also include two money items with different purposes. The due diligence fee is usually paid directly to the seller when the contract is signed. It compensates the seller for taking the home off the market and is commonly non‑refundable if you terminate. The earnest money is a separate deposit held by a closing attorney or title company. Whether it is refundable depends on the specific contingencies and termination clauses in your contract.
During due diligence, you can complete inspections, review title and survey, and evaluate HOA documents if applicable. Many buyers also aim to hit appraisal and loan milestones during this time, though financing often has separate deadlines. Customary lengths and fee sizes vary by market conditions, and Virginia‑Highland is often competitive.
Key contract pieces to watch
Deadlines and fees
Your agreement should show the exact due diligence deadline and time of day. Your right to terminate usually ends at that moment. Make sure you know the due diligence fee amount and when it is due. Confirm the earnest money amount, who holds it, and the release conditions.
Financing and appraisal
Your offer may include a financing contingency and an appraisal contingency. Some buyers waive or shorten these to be more competitive, which raises risk. Align your due diligence deadline with your lender’s early milestones so you are not caught choosing blind between closing and termination.
Title, survey, and HOA
Make time to review title exceptions, easements, and restrictive covenants. If you plan exterior changes or an addition, consider ordering a survey. For condos or townhomes, request HOA bylaws, rules, budgets, and reserves, and include time to review and object if needed.
Repairs and closing logistics
Know how the contract handles repair requests. The agreement sets deadlines for you to request repairs or credits and for the seller to respond. Tie these dates to your due diligence cutoff so you can still terminate if talks stall. Confirm your closing date and any post‑closing occupancy agreements.
Timelines in Virginia‑Highland
Virginia‑Highland homes often attract multiple offers, so buyers tend to shorten due diligence and strengthen fees. Still, you need enough time to complete high‑value inspections that fit older intown housing.
Common period lengths
- Aggressive: 2 to 5 days or waived
- Competitive balance: 7 to 10 days
- Conservative: 10 to 14 days or more for complex properties
Sample 10‑day checklist
- Day 0: Contract signed. Deliver due diligence fee and earnest money. Schedule general inspection, sewer scope, radon, and termite. Get on specialty calendars now.
- Day 1–2: General home inspection. Start 48 to 72 hour radon test. Complete termite inspection and sewer scope.
- Day 2–4: Review the inspection report. Order specialty follow‑ups as needed for roof, chimney, HVAC, moisture, or structural concerns.
- Day 4–6: Review seller disclosures, permit history, and any HOA documents. Ask the closing attorney to start title review. Check City of Atlanta permit records and any code history.
- Day 6–8: Receive specialty reports. Get contractor estimates for bigger items like roof, foundation, or HVAC.
- Day 8–10: Decide to proceed, negotiate repairs or credits, or terminate before the deadline. Submit any repair request in writing per the contract.
If you only have 3 days
- Prioritize the general inspection, sewer scope, and termite inspection.
- Start radon and review disclosures on day 1.
- Line up follow‑up specialists for day 2 or 3.
- Ask for seller disclosures and any prior reports before you write the offer.
Must‑have inspections intown
Core inspections
- General home inspection that covers structure, roof, HVAC, plumbing, electrical, and interior and exterior systems
- Radon test in line with national guidance
- Sewer scope to check the lateral from the house to the street
- Wood‑destroying organism and termite inspection
- HVAC evaluation and chimney or venting inspection, especially in older homes
- Moisture and crawlspace assessment
- Roof inspection and age verification
- Lead‑based paint disclosure and follow‑up for pre‑1978 homes
- As indicated: asbestos survey, structural engineer, pest or pool evaluation
Virginia‑Highland red flags
- Age‑related systems. Early to mid‑20th‑century homes can have ungrounded outlets, older wiring types, galvanized or cast iron plumbing, and aging roofs.
- Foundation and drainage. Small lots and mature trees can push water toward the foundation. Look for settlement, improper grading, and downspout discharge at the foundation.
- Sewer laterals. Root intrusion in older clay pipes is common and repairs can be costly. A sewer scope is a high‑value test.
- Historic and exterior rules. Some intown areas have preservation overlays or design restrictions that limit exterior changes. Verify before planning additions or dormers.
- Permitting history. Many older homes have retrofits or additions. Confirm that significant work was permitted and closed. Unpermitted work can complicate insurance and resales.
- Mature trees. Large trees can affect foundations, sidewalks, and sewers. Understand city tree protections and removal rules.
- Parking and zoning. Narrow lots and parking constraints are part of intown living. Check current zoning and any accessory dwelling rules if you have future plans.
- Stormwater. Even outside mapped floodplains, localized ponding can occur in heavy storms. Review drainage patterns and gutters.
- Short‑term rental rules. If you expect rental income, confirm city rules and any neighborhood covenants.
Where to verify items
- City of Atlanta Department of City Planning and Office of Buildings for permits, zoning, and code n- City of Atlanta Department of Watershed Management for sewer and stormwater questions
- FEMA Flood Map Service Center for flood status
- EPA and HUD guidance for radon and lead paint
- Virginia‑Highland Civic Association for neighborhood resources
- Licensed local inspectors, engineers, and contractors for estimates and scopes
Negotiation and risk trade‑offs
How DD length affects leverage
A shorter due diligence period or a higher due diligence fee signals strength to the seller. That can help you win in multiple offers. The trade‑off is less time to fully inspect and negotiate, which increases your risk if you discover costly issues late.
Waiving due diligence or inspections can be effective in a bidding war, but it transfers more financial risk to you. Some buyers offset risk by doing a pre‑offer inspection with seller permission or by budgeting for immediate specialty inspections.
First‑time buyer strategies
- Ask for disclosures and any prior reports before you write the offer.
- If time is short, prioritize the general inspection, sewer scope, and termite report.
- Book specialists at the same time you book the general inspection.
- If significant issues surface, consider negotiating a credit or escrow holdback instead of repairs.
- Keep a repair reserve in your budget if you are shortening contingencies.
When to call specialists
- Structural engineer for foundation movement or framing questions
- Arborist for large trees near the foundation or sewer lines
- Real estate attorney for complex title exceptions, unpermitted work, or unclear refund language
How CRG helps you win DD
You get one window to inspect, verify, and negotiate. We help you use it well. Crochet Realty Group pairs neighborhood knowledge with a deep vendor bench so you can schedule the right inspectors on day one. We coordinate access, keep your timelines tight, and frame repair requests that move the deal forward.
In Virginia‑Highland, local context matters. We flag common red flags for older bungalows and craftsman homes, watch for overlay and permitting triggers, and recommend realistic credits when repairs are not practical before closing. Our goal is to protect your position while keeping your offer competitive.
Next steps
If you are shopping in Virginia‑Highland or nearby intown neighborhoods, set your due diligence plan before you write. Decide how many days you need, what fee fits the listing’s competitiveness, and which inspections you will prioritize. Then move fast with a clear schedule and the right pros on call.
Ready to align your offer strategy with a smart due diligence plan? Connect with Crochet Realty Group for local guidance, inspector introductions, and tight contract execution.
FAQs
What does due diligence mean in Georgia real estate?
- It is a negotiated time window in your purchase agreement to investigate the property and decide whether to proceed, with termination rights defined by your contract.
How long should due diligence be in Virginia‑Highland?
- Competitive offers often use 3 to 10 days, with 7 to 10 days as a common balance between speed and thorough inspections.
Is the due diligence fee refundable in Georgia?
- It is commonly negotiated as non‑refundable if you terminate, while earnest money is handled separately based on your contract’s contingencies.
Which inspections are must‑haves for intown Atlanta homes?
- Prioritize a general home inspection, sewer scope, and termite inspection, with radon and specialty evaluations based on age and visible signs.
What if major problems surface at the end of due diligence?
- You can terminate before the deadline if your contract allows, or negotiate credits, escrow holdbacks, or repairs to keep the deal on track.
How do financing and appraisal interact with due diligence?
- Appraisal and loan approval often have separate contingencies and timelines, so coordinate due diligence deadlines with your lender’s early milestones.
