Buying a home in Alpharetta can move fast, and Georgia’s due diligence rules can make or break your deal. The timeline, fees, and inspection choices you make in the first few days matter. If you understand how the Due Diligence Period works, you can protect yourself and negotiate with confidence. This guide breaks down the process step by step and gives you an Alpharetta-focused checklist you can use right away. Let’s dive in.
Georgia due diligence, explained
In Georgia, the Due Diligence Period is a negotiated window in your purchase contract that gives you the right to inspect and investigate the property. During this period, you can terminate the contract for any reason by following the contract’s notice rules and deadlines. This structure is a standard feature of the Georgia Association of REALTORS forms.
You may also pay a Due Diligence Fee for this right. It is separate from earnest money, lender conditions, and any specific contingencies written into your contract. Contract language varies, so rely on your licensed real estate agent and, when needed, an attorney to interpret your exact terms.
Alpharetta market reality
Alpharetta is a high-demand North Fulton market with many competitive listings. Shorter due diligence windows are common here, especially for well-priced homes near popular amenities. You will often see Due Diligence Periods in the 3 to 7 day range on competitive properties, though 3 to 14 days is generally seen across the area.
Timelines and money: what to expect
Your offer includes dates and deposits that work together. Understanding how they interact helps you set the right strategy and avoid missing critical deadlines.
Due Diligence Period length
The length is negotiated. In Alpharetta, sellers often prefer shorter windows, especially if the home just hit the market. If you want to be competitive, plan for a fast start with pre-scheduled inspections so a 3 to 7 day window is realistic.
Due Diligence Fee (DDF)
The DDF compensates the seller for taking the home off the market while you decide whether to move forward. You typically pay it at signing or within the timeframe set in your contract. Amounts vary by price point and competition. In higher-priced or competitive situations, several thousand dollars is not unusual.
Whether the DDF is refundable depends on your contract. In many cases it is the seller’s compensation for your termination right during the Due Diligence Period. Do not assume refundability. Confirm terms with your agent and, if needed, an attorney.
Earnest money (EM)
Earnest money shows good faith and is usually held in escrow by a title or brokerage-designated escrow agent. It is typically 1 to 2 percent of the purchase price in many markets or a flat amount. In Alpharetta, higher earnest money can strengthen an offer.
Earnest money is generally credited to you at closing. Whether it is refundable before then depends on your contract protections and whether you met your deadlines. If you terminate properly within the Due Diligence Period or under another contingency, you typically receive a refund per the contract.
How DDP, DDF, and lender timelines interact
Your Due Diligence Period is your inspection and investigation window. Financing and appraisal conditions are separate protections with their own timelines. Make sure your lender’s process, appraisal order, and loan approval dates align with your contract, since those steps often extend beyond a short Due Diligence Period.
What to inspect in Alpharetta
A focused plan helps you use every day wisely. Line up inspectors as soon as your offer is accepted.
Priority inspections
- General home inspection to review structure, roof, and systems.
- Pest and WDI inspection. Termite concerns are a common factor in Georgia.
- HVAC, electrical, and plumbing specialists if the general inspection flags issues.
- Roof inspection when age or condition is uncertain.
- Sewer or septic check. Most Alpharetta homes are on public sewer, but verify utility status and scope the sewer line if concerns arise.
- Radon test. The EPA recommends testing all homes.
- Mold or moisture testing if there are signs of past problems.
- Pool inspection for homes with pools.
- Structural engineer evaluation when you see settlement or foundation concerns.
Documents and records to review
- Seller’s Property Disclosure.
- Preliminary title commitment and deed history from your title company.
- Survey or plat for property lines, easements, and encroachments.
- HOA documents: covenants, bylaws, architectural rules, fees, and special assessments.
- City of Alpharetta and Fulton County permit history for additions, pools, and major work.
- Fulton County property tax history and assessments.
- Floodplain status using FEMA and local flood resources.
- Utility providers and service history.
Local checks to prioritize
Alpharetta has many HOA communities with active governance. Review covenants early, especially if you plan to rent in the future or have pets. Confirm permits for additions and past renovations and check for open permits. Even if a property is outside a mapped flood zone, evaluate drainage and insurance options.
Strategy for Alpharetta buyers
Your approach depends on your risk tolerance and the competition level at your target price.
- Competitive approach: shorter Due Diligence Period, higher DDF and earnest money, pre-scheduled inspectors, fast lender engagement.
- Conservative approach: longer Due Diligence Period, more time for specialists and permit research, measured deposits aligned with comfort level.
Both paths can work. The key is to set expectations with your agent, understand your deadlines, and be ready to move at the pace your contract requires.
Step-by-step due diligence checklist
Use this as a starting point. Your exact timeline is set by your contract.
Day 0: Contract ratified
- Confirm all deadlines: Due Diligence Period end, earnest money due date, and financing or appraisal timelines.
- Deliver earnest money to the escrow holder as required.
- Pay the Due Diligence Fee to the seller if your contract calls for it.
- Order a general home inspection immediately and share seller disclosures with your inspector.
- Request HOA documents and any resale package.
- Authorize the title company to begin the title search.
Days 1–3: First 72 hours
- Complete the general inspection and schedule priority specialists: roof, HVAC, WDI, sewer scope, and radon.
- Your agent requests a preliminary title commitment from the title company.
- Compare the inspection findings to the seller’s disclosure.
- Confirm appraisal order and loan milestones with your lender. Provide any pending documents right away.
Days 3–7: Before a short DDP ends
- Review all inspection reports and HOA documents.
- Decide whether to terminate, accept as-is, or submit a repair or credit request before the Due Diligence Period expires.
- If terminating, follow the written notice procedure exactly and on time to preserve your rights and earnest money.
- If negotiating repairs, focus on safety, structure, and major systems. Cosmetic items are often buyer responsibilities.
If your DDP is longer than 7 days
- Order in-depth specialist reports as needed, such as structural, mold, or pest treatment bids.
- Verify permits with the City of Alpharetta and Fulton County, including any additions or pools.
- Obtain insurance quotes and confirm eligibility. Roof age and prior claims can affect premiums.
Final items before closing
- Ensure title issues are cleared and the title commitment is acceptable.
- Confirm the survey or plat is approved and any boundary issues are resolved.
- Address appraisal outcomes and confirm clear-to-close with your lender.
- Plan utility transfers and any HOA transfer requirements.
Negotiation touchpoints during due diligence
The strongest negotiation cases are rooted in health, safety, or major function.
- Structural issues or significant water intrusion.
- Roof failure or major HVAC problems.
- Evidence of active wood-destroying insects or undocumented prior treatment.
- Significant plumbing or electrical code concerns.
- Unpermitted work or material gaps between disclosures and findings.
Sellers in Alpharetta often prefer providing a credit at closing rather than completing repairs. Be clear, document your requests, and focus on the big-ticket and safety items.
Common mistakes to avoid
- Waiting to schedule inspections. In hot markets, weekends fill fast. Call inspectors the day your offer is accepted.
- Missing written notice requirements. Verbal notices do not protect your rights. Follow the contract procedure precisely.
- Confusing DDF with earnest money. They are different, and refund rules differ. Know which funds go where, who holds them, and when deadlines apply.
- Ignoring HOA rules and assessments. Read the documents early, especially for rental rules, architectural controls, and fees.
Partner with a trusted advisor
In Alpharetta’s pace, you need a guide who can protect your interests and keep the process calm and clear. With a legal background and deep North Fulton expertise, Andrea is skilled in contract nuance, inspection strategy, and negotiation timing. If you want boutique, high-touch service aligned with your goals, connect with Andrea Seeney to map out a winning plan.
FAQs
What is Georgia’s Due Diligence Period?
- It is a negotiated window in your contract that allows you to inspect and terminate for any reason within that period by following the contract’s notice rules and deadlines.
How much time do Alpharetta buyers get?
- You often see 3 to 14 days, with competitive homes leaning toward 3 to 7 days. The length is negotiable and should match your inspection plan.
What is the Due Diligence Fee versus earnest money?
- The DDF compensates the seller for your right to walk away during the period and is separate from earnest money, which is held in escrow and typically credited at closing.
Is the DDF refundable if I cancel?
- Refundability is contract-specific. In many cases it is not refunded once you have exercised the right, so confirm your terms with your agent and, if needed, an attorney.
When is earnest money refundable?
- Earnest money is typically refundable if you terminate correctly within your contractual rights and deadlines. If you miss deadlines or breach, the seller may have a claim per the contract.
What inspections should I prioritize in Alpharetta?
- General home inspection, pest and WDI, roof, HVAC, sewer scope if needed, and a radon test. Add specialists if issues surface.
How fast should I schedule inspections?
- Immediately. Same day or within 24 to 48 hours of ratification is common in competitive Alpharetta markets.
What if I miss the due diligence deadline?
- You may lose the unrestricted right to terminate under the Due Diligence Period. Your options then depend on other contingencies and deadlines in the contract.
Are HOA rules negotiable?
- No. Covenants and bylaws are set. You can negotiate items like credits for outstanding assessments, but the rules themselves do not change.
What are typical negotiation points after inspections?
- Major safety or structural issues, active wood-destroying insects, significant electrical or plumbing concerns, roof or HVAC failure, and unpermitted work often drive negotiations.
