Buying a home in Roswell is exciting, but the days right after you go under contract can feel intense. You want to be sure the house is solid, the title is clean, and the numbers make sense before you commit. The due diligence period is your protected window to get answers. In this guide, you’ll learn what due diligence means in Georgia, which inspections matter most in Roswell and Fulton County, and how to stay on schedule so you can close with confidence. Let’s dive in.
What due diligence means in Georgia
In Georgia, your due diligence period is the time you negotiate in the contract to investigate the property, review documents, secure financing, and decide whether to move forward. Your rights, deadlines, and any fees are set by the signed contract, so always refer to its exact language.
Due diligence periods are commonly negotiated between about 7 and 21 days. Lender timelines often push financed closings to 30 to 45 days. Cash purchases may close faster if title is clear. There is no single standard, so make sure you understand the dates in your agreement.
For general contract structure and consumer guidance, you can review resources from the Georgia Association of REALTORS.
Due diligence fee vs. earnest money
These two items serve different purposes and are handled differently.
- Due diligence fee: Often a nonrefundable amount paid to the seller when the contract is executed. It compensates the seller for taking the home off the market while you investigate. Whether it is refundable depends on your contract.
- Earnest money: Typically held in escrow by the closing attorney or title company. It may be refundable if you terminate under a valid contract provision within the allowed time. Again, your contract controls.
If you are unsure about refundability, timing, or how funds are handled, ask your agent and the closing attorney to walk you through the written terms.
Key timelines and contingencies
Your contract may include several time-sensitive items that tie into due diligence:
- Due diligence length and inspection deadlines
- Seller disclosure timing
- Financing and appraisal contingencies
- Title commitment and objection deadlines
- Whether the seller may continue showings or accept backup offers
Because timelines vary by negotiation, build a calendar the day your contract is executed and confirm who is responsible for each task.
Inspections to prioritize in Roswell
A strong inspection plan reduces surprises and helps you negotiate repairs or credits on time. Start scheduling as soon as the contract is binding.
General home inspection
Order a full home inspection for structural, roof, plumbing, electrical, HVAC, and safety items. This shapes your follow-up specialty inspections.
Termite and WDO inspection
Termites are common in Georgia. Lenders often require a clear report. Schedule this alongside the general inspection.
Sewer or septic check
Confirm whether the home is on municipal sewer or a private septic system. If septic, request pumping and a septic inspection. If sewer, consider a sewer scope to check the lateral line for root intrusion or breaks.
Roof and chimney inspection
Roof life and flashing are common repair points. Chimneys in older or historic Roswell homes deserve a dedicated look.
HVAC and pest specialists
A licensed HVAC tech can evaluate equipment age, efficiency, and ductwork. A pest specialist can flag conditions that attract insects or rodents.
Radon testing
Radon can be present in any home type. If you want a complete risk picture, consider testing with an EPA-recognized method. Learn more from the EPA’s radon guidance.
Lead paint, asbestos, and mold
If the home was built before 1978, lead-based paint is possible. Targeted testing may be smart if you plan renovations or notice potential hazards. Review the EPA’s lead paint information and discuss any testing with your inspector.
Environmental screening
Homes near former mill or industrial sites, or in valleys near the Chattahoochee River and creeks, may warrant added environmental review. For certain properties, buyers sometimes order a Phase I Environmental Site Assessment.
Flood risk and elevation
Roswell is bisected by the Chattahoochee River and multiple creeks. Pull FEMA maps to see if the home is in or near a Special Flood Hazard Area, and ask your insurer whether flood insurance is required. You can look up a property at the FEMA Flood Map Service Center.
Survey and boundary
A current boundary or ALTA survey can confirm lot lines, encroachments, and easements. This is especially helpful on corner lots or properties with fences, sheds, or shared driveways.
HOA and condo documents
If the property is in an HOA or condo, review covenants, bylaws, financial statements, pending or recent special assessments, meeting minutes, and any resale certificate within your contract’s document-review window.
Title, taxes, insurance, and closing logistics
Title search and title insurance
Your closing attorney or title company will order a title search and issue a title commitment. Review all exceptions, easements, restrictions, and any recorded liens or judgments. An owner’s title insurance policy can protect you from covered defects that are discovered after closing.
Property taxes and proration
Verify property tax status, any unpaid taxes, and whether the seller has a homestead exemption. Fulton County assesses taxes annually. Confirm how taxes will be prorated at closing and ask your closing attorney when and how to file for a homestead exemption after you purchase.
Recording fees and transfer taxes
Georgia charges recording fees and documentary stamps on deeds. Your settlement agent can estimate costs based on current state and county schedules. These amounts change, so plan to confirm during due diligence.
Home and flood insurance
Obtain homeowner’s insurance quotes early. If the home is in a mapped flood zone, your lender and insurer will likely require flood insurance. Older homes may require electrical or roof updates to meet underwriting standards.
Special assessments and municipal liens
Ask your settlement team to confirm any city or county liens or pending municipal assessments, such as sidewalks or stormwater improvements. The title commitment should disclose recorded items.
Roswell and Fulton County checks
Zoning and permits
Confirm zoning and permitted uses with the City of Roswell Planning and Zoning department. Review the building permit history for additions or renovations, and verify that required permits and certificates of occupancy were obtained.
Historic preservation rules
Roswell has a Historic Preservation Commission and designated historic districts. Exterior work in these areas often needs a certificate of appropriateness or similar approval. If you plan changes, verify the rules and approval process early.
Floodplain and stormwater
If the property is near the Chattahoochee or a tributary, confirm floodplain status through FEMA maps and the city’s floodplain resources. Ask about elevation certificates and required permits for any future work.
Utilities and services
Most in-city addresses have municipal water and sewer through City of Roswell Utilities. Confirm the service provider for electricity and natural gas, and check for any unpaid utility balances.
Schools and attendance zones
Roswell is served by Fulton County Schools. Attendance zones can change, so verify current school assignments and program availability directly with the district.
Example due diligence timeline
Use this sample as a starting point and adjust to your contract dates.
- Day 0: Contract executed. Pay any due diligence fee and deposit earnest money per contract.
- Days 1 to 3: Schedule general home inspection and termite inspection. Request HOA or condo documents.
- Days 3 to 7: Order specialty inspections: roof, HVAC, chimney, sewer scope or septic, radon, and environmental screening if needed.
- Days 7 to 10: Receive reports and negotiate repairs or credits within your contract window.
- Days 7 to 14: Review title commitment, easements, and exceptions. Send title objections by the deadline.
- Throughout: Lender orders appraisal and processes your loan if financed.
- By closing: Confirm insurance, review the closing disclosure, and do a final walkthrough.
Buyer due diligence checklist
- Confirm every deadline in the signed contract and how funds are handled
- Order a general home inspection immediately
- Schedule termite or WDO inspection
- Verify sewer vs septic and order a sewer scope or septic inspection
- Consider a survey to confirm boundaries and easements
- Pull FEMA flood maps and discuss flood insurance with your insurer
- Review HOA or condo covenants, financials, minutes, and resale certificate
- Request title commitment and review for liens, easements, and restrictions
- Check building-permit history with the City of Roswell
- If historic, verify overlay rules and approval requirements
- Get homeowner’s and, if needed, flood insurance quotes
- Confirm property tax history and homestead exemption steps with Fulton County
- Review seller disclosures and follow up with written questions
- Coordinate with your closing attorney or title company on closing costs and documents
Local resources and trusted guidance
- Review GAR contract basics with the Georgia Association of REALTORS
- Learn about testing from the EPA’s radon guidance and EPA lead paint information
- Check flood risk at the FEMA Flood Map Service Center
Buying in Roswell means balancing charm, history, and river-adjacent geography with smart due diligence. With a clear plan and the right partners, you can protect your investment and negotiate with confidence. If you want local guidance and a streamlined path to closing, connect with Hollingsworth & Company Real Estate for next steps.
FAQs
What is the due diligence period in Georgia home buying?
- It is a negotiated window in your contract that lets you inspect the property, review documents, secure financing, and decide whether to move forward by the deadline.
How are due diligence fee and earnest money different?
- The due diligence fee often goes to the seller at contract execution and may be nonrefundable, while earnest money is held in escrow and may be refundable if you terminate under a valid contract provision.
What inspections are most important for Roswell homes?
- Start with a general home and termite inspection, then consider roof, HVAC, sewer or septic, radon, and any targeted tests for older or historic homes.
Do I need flood insurance for a Roswell property?
- If the home is in a FEMA Special Flood Hazard Area, your lender and insurer will likely require flood insurance; consider coverage near rivers or creeks even if not required.
Who handles title and closing in Georgia?
- A closing attorney or settlement agent typically manages escrow, title search, and closing documents, and provides the title commitment for your review.
