Buying in Alpharetta and staring at a tight 7 to 10 day window to check everything? You are not alone. In Georgia, the due diligence period is short, precise, and driven by your contract — and it is your best chance to protect your budget and your peace of mind. In this guide, you will learn what the due diligence period covers, how fees and deadlines work, and the exact steps to take in Alpharetta’s competitive market. Let’s dive in.
What due diligence means in Georgia
In Georgia, the purchase contract controls the due diligence period. Most buyers use standardized forms from local Realtor associations that define your inspection rights, timelines, fees, and how to terminate. There is no automatic state “attorney review” period. Everything hinges on meeting your contract’s written notice rules and deadlines.
During due diligence, you can inspect the home, review documents, and decide whether to move forward. If you want to cancel and keep certain protections, you must send written notice the way your contract requires and before the deadline.
Due diligence fee vs earnest money
These two payments serve different purposes:
- Due diligence fee: Typically paid directly to the seller for your right to inspect and decide during the due diligence period. In Georgia practice, it is usually non-refundable once paid, unless your contract says otherwise or the seller later agrees.
- Earnest money: Held by the escrow or title company. Whether it is refundable depends on your contingencies and if you gave proper written notice on time. Many contracts allow a refund if you cancel within the due diligence period according to the contract.
Know your exact deadlines and how notices must be delivered. Missing them can cost you protections and refunds.
Alpharetta market realities
Alpharetta is a high-demand North Fulton market with a mix of single-family neighborhoods, planned communities, and newer condos and townhomes. In competitive areas like Avalon, Downtown Alpharetta, Windward, and the North Point and Mansell corridor, buyers often shorten due diligence to 7 to 10 days or offer larger due diligence fees to stand out. These choices can help you win in multiple-offer settings but raise your financial risk if problems surface.
Property types change your due diligence plan:
- Newer condos and townhomes near Avalon and downtown: review condo documents early. Lenders need complete resale packets and eligible associations.
- Established single-family homes in older neighborhoods: be ready for potential system age, deferred maintenance, or past work that may lack permits.
- Homes in planned communities like Windward and North Point areas: expect HOA covenants, architectural review rules, and possible transfer or resale fees.
Also check local items early: permit history with the City of Alpharetta, any floodplain factors, and whether the property is on municipal sewer or has a septic system.
Your first 72 hours checklist
Move fast the moment your offer is accepted:
- Schedule a general home inspection right away, ideally within 48 to 72 hours.
- Order termite/wood-destroying organism inspection. Many lenders expect it.
- For older homes, add a sewer-scope video. If off municipal services, order septic and well evaluations.
- Ask the seller for disclosures, any existing survey, prior inspection reports, and recent permits.
- Request the HOA or condo resale packet immediately if applicable.
- Contact your lender with the contract, order the appraisal when allowed, and confirm your financing and appraisal timelines.
- Open title and ask for the preliminary title commitment once available. Flag any easements or exceptions.
- Confirm whether deadlines are calendar days or business days in your contract. Put notice cutoff times on your calendar.
Inspection plan for Alpharetta homes
General inspection essentials
A licensed home inspector evaluates structure, roof, HVAC, plumbing, electrical, and safety items. Use findings to decide on follow-up specialists and to shape repair requests or credits.
Specialty inspections to consider
- Termite/WDO inspection
- Sewer-scope for older lines or if the area has known issues
- Septic and well testing for non-municipal systems
- Roof, HVAC, electrical, or plumbing specialists if your inspector flags concerns
- Radon and mold testing as needed
Condo and HOA document review
If you are buying a condo or townhome with an association, review the resale packet for:
- Current assessments and dues
- Insurance coverage and reserves
- Rental restrictions or caps
- Pending litigation or large planned projects
Title, survey, and property lines
Ask your title company for the title commitment and review all exceptions, such as easements and covenants. If there is no recent survey, consider ordering one to confirm boundaries and spot encroachments. Surveys can take 2 to 4 weeks, so start early if needed.
Timeline map through closing
Every contract is unique, but here are common ranges you can use to plan:
- Due diligence period: 7 to 21 days. In Alpharetta competitive offers often use 7 to 10 days.
- Financing and underwriting: many contracts target 21 to 45 days to close. Some loans need 30 to 45 days.
- Inspection scheduling: target within 1 to 5 days after acceptance.
- Survey turn time: often 2 to 4 weeks.
- HOA or condo resale documents: allow 7 to 14 days, sometimes more for larger associations.
Use a simple working structure:
- Day 0 to 2: order inspections, title, and HOA docs. Confirm all deadlines.
- Day 3 to 7: complete inspections, review reports and seller disclosures, and order any specialist follow-ups.
- Day 7 to 10: finalize repair requests or credits and decide whether to proceed or terminate by the notice deadline. Keep your lender updated and track the appraisal schedule.
Always align these steps with your actual contract dates.
Negotiation strategies that balance risk
In multiple-offer situations, sellers often favor:
- Shorter due diligence periods
- Larger due diligence fees
- Appraisal gap coverage language
- As-is terms with inspection for information only
Balanced options to reduce your exposure:
- Keep a short due diligence period but preserve the right to cancel for major structural, safety, or mechanical defects.
- Offer a higher due diligence fee while limiting repair requests to significant items.
- Increase earnest money held in escrow to show commitment, while keeping the due diligence fee moderate.
- Ask for expedited HOA documents and early title work to fit a shorter window.
- If permitted, review prior inspection reports or arrange a pre-offer walk-through with an inspector.
Common pitfalls to avoid
- Assuming the due diligence fee is refundable. It is usually not once paid, unless your contract says otherwise.
- Missing written notice deadlines. Late notices can forfeit your right to cancel and your earnest money.
- Waiving inspections in a bidding war. That increases the chance of costly surprises.
- Overlooking title exceptions, easements, or survey issues that stay with the property.
- Underestimating HOA rules, rental caps, or litigation that can affect financing and resale.
- Ignoring floodplain factors or insurance costs.
Make your Alpharetta move with confidence
Due diligence gives you the chance to verify the property and your loan before you fully commit. In Alpharetta’s fast-moving market, the key is to act early, follow your contract precisely, and use a clear checklist to drive decisions. If you want a steady hand from offer to close, our team is ready to help you plan, schedule, and negotiate step by step.
Have questions about timelines, inspections, or how to structure a competitive offer without taking on unnecessary risk? Call or text Sarah for a personalized market consultation with Stovall Properties Group.
FAQs
What is the Georgia due diligence period for Alpharetta buyers?
- It is a contract-defined window, often 7 to 21 days, that lets you inspect and decide whether to proceed, request repairs or credits, or terminate with proper written notice.
Is the due diligence fee refundable in Georgia?
- It is typically non-refundable once paid. Refundability depends on your contract terms and any later written agreement with the seller.
How soon should I schedule inspections in Alpharetta?
- Immediately. Aim to book within 48 to 72 hours of acceptance, since inspectors and specialists can fill up fast.
What happens if the appraisal comes in low during due diligence?
- You can try to renegotiate price, add appraisal gap coverage, increase cash to close, or terminate if your contract gives you that right and you meet notice deadlines.
Can I extend the due diligence period after my offer is accepted?
- Yes, but only with the seller’s written agreement. Extensions often involve added fees or other concessions.
What documents should I review for an Alpharetta condo or townhome?
- The resale packet, including assessments, insurance, reserves, rental rules, budgets, and any pending litigation or major projects.
What if I find a major defect during due diligence?
- You may request repairs, ask for a credit, renegotiate price, or terminate according to your contract. Always deliver written notice before the deadline.
