Short answer: In Georgia, the due diligence period is a short, negotiated window, typically 7 to 14 days and sometimes as few as 1 to 7 in a competitive market, that starts when the contract is accepted. During it, a buyer can inspect the home, review title and legal matters, ask the seller for repairs, or terminate the contract by written notice and, if done correctly, keep their earnest money. In Woodstock, Canton, and Acworth, the practical goal is to schedule your general, termite, and any specialty inspections in the first few days so you have time to negotiate before the deadline. Miss that deadline and you may lose your right to walk away without penalty.
I’m David Karp, Broker/Owner of Peachtree Realty Group, LLC. In 43 years and more than 500 transactions in the real estate market, I’ve seen the due diligence period protect buyers beautifully, and I’ve seen buyers lose money by misunderstanding it. This guide explains how it works in plain language.
What Is the Due Diligence Period in a Georgia Home Purchase?
Georgia’s standard purchase contract gives the buyer a defined number of days, negotiated in the contract, to investigate the property. It is not a feature that exists on its own; it is a deadline written into your agreement, so the exact length and terms matter.
During this window the buyer typically:
Orders a general home inspection and a termite (wood-destroying organism) inspection
Reviews title, survey, HOA documents, and flood or zoning concerns
Decides whether to proceed, request repairs or credits, or terminate
Two payments often come up. Earnest money is held in escrow, usually by a title company or attorney’s office, and is typically refundable if you terminate properly inside the window. A due diligence fee (sometimes called option money) is paid directly to the seller to take the home off the market during the window, and whether it is refundable or credited at closing depends on what the contract says. Always confirm both with your agent before you sign.
One important point: financing and appraisal are generally not automatically covered by due diligence. They require their own contingencies in the contract, so don’t assume your due diligence deadline protects you if the loan falls through.
What Inspections Should You Order in Woodstock, Canton, or Acworth?
Most buyers in our area should plan on at least these:
General home inspection. Covers structure, roof, electrical, plumbing, HVAC, windows, and the attic and crawlspace.
Termite / wood-destroying organism (WDO) inspection. Termites are a real concern throughout Georgia, and many lenders expect this report.
Sewer scope or septic inspection. Many homes in northern Cherokee County rely on septic systems, so ask early whether the home has one.
Radon, mold, or moisture testing. Worth considering for homes with finished basements, which are common in North Georgia where lots slope.
HVAC and roof specialists, if the general inspector flags age or wear, a specialist gives you a better repair estimate.
Newer homes need inspecting too. I cover that in more depth in my article on inspections for new construction, but the short version is that a new home can still have framing, grading, and drainage defects.
How Fast Do You Need to Move on a Home Inspection?
Faster than most buyers expect. Local inspectors can book up, especially when several contracts are in progress. Third-party data suggests Woodstock homes have averaged roughly 51 days on market, and nearby Acworth about 55, according to HomeLight’s Canton market overview; that figure reflects the time from listing to sale, not how fast good homes go under contract, and the page does not date its figures, so treat it as a rough guide. Well-priced, well-presented homes often receive offers much sooner than the average, which is why buyers need their inspector lined up before they write an offer.
My practical rule: call your inspector the day the contract is accepted, not the day after. A 10-day window loses a third of its value if you wait three days for an appointment.
What Are the Steps From Contract to the End of Due Diligence?
Here is the process I walk my buyers through:
Day 0: Contract accepted. Confirm the due diligence deadline in writing and put it on your calendar. Deliver earnest money and any due diligence fee on time.
Days 1 to 2: Schedule inspections. Book the general and termite inspections together if possible, plus any specialists you want.
Days 2 to 4: Attend the inspection. Walk the home with the inspector. Seeing a problem in person is worth far more than reading about it later.
Days 4 to 5: Review the reports with your agent. Sort findings into three piles: safety and major systems, moderate repairs, and cosmetic items you can ignore.
Days 5 to 7: Send a repair request or amendment. Ask for specific repairs, a price reduction, or a closing-cost credit, backed by the inspection report.
Before the deadline: Get a signed agreement. Do not let the clock run out while the seller is “thinking about it.” Either obtain a signed amendment or decide whether to extend the period in writing or terminate.
Document everything. Termination and extension notices must follow the contract’s requirements, so have your agent confirm the form and delivery method.
What Should You Ask the Seller to Repair, and What Should You Let Go?
The most common mistake is asking for everything. A 60-item list tends to produce a defensive seller and a stalled negotiation. I advise buyers to focus on:
Safety and code issues: electrical hazards, active leaks, gas problems, failed or missing handrails
Major systems near the end of life: roof, HVAC, water heater, foundation or drainage
Active termite or moisture damage
Minor items such as worn caulk, loose cabinet hinges, or paint touch-ups are usually better left alone. If the home is priced fairly and the problems are modest, a credit toward closing costs can work better than repairs, because you control the quality of the work and the seller avoids rushing a contractor.
Remember that how much leverage you have depends on market conditions. When inventory is tight, sellers may decline repair requests; when homes sit longer, you have more room to negotiate. For more on how inventory shapes the balance of power, see my article on months of supply in our area.
What Happens If You Terminate or Miss the Deadline?
If you terminate in writing before the deadline, following the contract’s instructions, you can generally recover your earnest money. The due diligence fee, if you paid one, is typically kept by the seller, which is why it’s the cost of having the right to walk away.
If the deadline passes without an agreement, extension, or termination, you are usually considered to have accepted the home as-is, and your earnest money could be at risk if you later back out for an inspection-related reason. That is the single biggest reason I track the date personally for every buyer I represent.
Contracts differ, and nothing here replaces advice from your agent or a real estate attorney reviewing your actual contract.
Frequently Asked Questions
How long is the due diligence period in Georgia?
It is negotiated in each contract, but 7 to 14 days is common, and competitive situations may be shorter. Relocating buyers sometimes negotiate 10 to 21 days.
Do I get my earnest money back if the inspection goes badly?
Typically yes, if you terminate in writing before the due diligence deadline and follow the contract’s requirements. After the deadline, your earnest money may be at risk, so confirm the exact terms with your agent.
Is the home inspection required in Georgia?
No law requires a buyer to get one, but it is strongly recommended, and skipping it means giving up your best chance to find hidden problems before you are committed.
Can I negotiate repairs after a home inspection?
Yes. You can ask for repairs, a price reduction, or a closing-cost credit. The seller can accept, counter, or decline, and you then decide whether to proceed or terminate before the deadline.
Ready to Make a Move?
If you’re buying, selling, or doing both in Woodstock, Canton, or Acworth, I’m glad to talk through your timeline with no pressure. Schedule a free home valuation at www.peachtreerealtygroup.com or call me at 404-538-1639.
David Karp is Broker/Owner of Peachtree Realty Group, LLC, with 43 years of experience and 500+ transactions closed.