Georgia Due Diligence Explained for Marietta Buyers

Buying a home in Marietta moves fast. Once your offer is accepted, the due diligence clock starts, and every day matters. You want time to inspect, dig into documents, and make a confident decision without surprises. This guide breaks down Georgia’s due diligence period, what to inspect in Cobb County, and how to manage timelines so you keep every option open. Let’s dive in.

What due diligence means

In Georgia, due diligence is a negotiated time window in your contract to investigate the home and decide whether to move forward. It is not a statutory cooling-off period. Your rights and deadlines come from the signed contract, often using Georgia Association of Realtors forms.

Two items matter most. The due diligence period is the window to inspect and, if needed, terminate per the contract. The due diligence fee is a negotiated payment to the seller for this right. This fee is separate from earnest money, which is typically held in escrow and applied to your closing funds per the contract.

Within the due diligence window you can usually terminate according to the contract’s inspection clause. After the deadline, your ability to cancel without consequence is limited to other contingencies that are in your contract, such as financing or appraisal.

Key dates in Cobb contracts

Your contract should name the exact end date and time for due diligence. Treat this as a hard cutoff. Plan to complete inspections, receive written reports, and deliver any repair requests or termination notice before that deadline.

Many Marietta homes are in HOA or condo communities. Request HOA documents and budgets immediately after ratification and review them within your window. Confirm whether the seller will provide a Seller’s Property Disclosure and any required federal disclosures for homes built before 1978.

Check county records early. Use Cobb County’s parcel and GIS data to confirm boundaries, utilities, and floodplain status, and review the tax assessor for parcel details. Verify permit history with Cobb County Development Services and request title work promptly to identify easements, covenants, and any clouds on title. If you need a new survey, order it early since timelines can vary.

Typical timelines in Marietta

Due diligence periods in the Marietta and greater Atlanta area often range from 7 to 14 days. In competitive conditions, buyers sometimes use 3 to 5 days or waive due diligence entirely. The length and terms depend on your signed agreement.

The due diligence fee can range from a few hundred dollars to several thousand dollars based on price point and market pressure. Earnest money is often 1 to 2 percent of the price or another negotiated amount. Always rely on your actual contract for amounts and handling.

A 10-day action plan

• Day 0 (Ratification)

  • Confirm the exact due diligence deadline and all fee instructions.
  • Order primary inspections immediately: general home, termite or WDO, sewer scope if warranted, plus HVAC or roof reviews.
  • Request HOA documents and seller disclosures. Share the contract with your lender and ask about appraisal timing.

• Days 1–3

  • Complete the general home inspection and specialty inspections such as WDO, sewer scope, radon, mold, or well and septic if applicable.
  • Attend inspections if possible or review findings live with your agent. Start any time-sensitive tests right away.

• Days 3–6

  • Receive written inspection reports, usually within 24 to 72 hours.
  • Prioritize safety and structural issues over cosmetic items. Get contractor estimates for costly repairs you plan to negotiate.
  • Check in on appraisal status and any loan underwriting conditions.

• Days 6–9

  • Draft and submit a repair or credit request using the contract’s amendment forms. Include reports and estimates.
  • Negotiate in writing. If you need more time, request a written extension before the original deadline.

• Day 10 (Deadline)

  • Deliver one of the following in writing before the cutoff: proceed, a signed repair or credit amendment, or a termination notice per contract.
  • If you miss the deadline, you may lose certain rights. Always act early.

Inspections that matter in Marietta

Start with a general home inspection that reviews structure, roof, electrical, plumbing, and HVAC. Pair this with a termite or WDO inspection, which is common in Georgia and often required by certain loan programs. Many buyers also order a sewer scope for older homes or areas with mature trees.

Add specialty inspections as the home and location suggest. Radon testing is recommended by federal guidance for all homes. Consider HVAC evaluations, roof inspections, or a structural engineer review if your inspector flags movement or significant cracking. If the property is not on public sewer, schedule well and septic inspections and confirm utilities through county records.

Local conditions matter. Many Marietta neighborhoods have older housing stock where sewer scopes, roof condition, foundation movement, and WDO issues deserve attention. For homes near creeks or mapped floodplains, pay close attention to drainage and moisture.

Negotiate during due diligence

Decide how you want to handle findings. You can request repairs completed before closing, a monetary credit at closing, or a price reduction. Keep requests focused on safety, structural, or high-cost system items.

Support each request with inspector findings and contractor estimates. Submit everything using Georgia Association of Realtors amendment forms or another contract-approved method. If you agree to extend due diligence or allow repairs after closing, put the details in writing and confirm any changes to consideration, such as an additional due diligence fee.

Common outcomes include seller-completed repairs by licensed contractors, a credit at closing, or a price reduction. Sometimes parties split costs or agree to an escrow holdback if a repair cannot be completed before closing.

Red flags and questions

Understand how your contract treats the due diligence fee and earnest money. In many Georgia contracts the due diligence fee is nonrefundable to the seller if you terminate, but the exact treatment is contract-specific. Earnest money is handled by the escrow holder according to the contract.

If a major defect appears after the deadline, your options may be limited to other contingencies that are included in your contract. This is why timing matters. Review title work early, verify HOA budgets and potential assessments, and discuss appraisal scenarios with your lender in case a valuation comes in low.

Workflows that keep you on track

• Pre-contract readiness

  • Line up a short list of vetted inspectors and specialists, along with typical fees and turnaround times.
  • Secure strong financing pre-approval so you can move quickly.

• Immediately after ratification

  • Confirm the due diligence end date and fee instructions in writing and share a simple timeline with all parties.
  • Order the general inspection, WDO, and sewer scope if appropriate, plus any specialty tests you want.

• Inspection day

  • Attend or join virtually. Ask inspectors to flag any urgent safety issues the same day.
  • Confirm delivery timelines for written reports.

• Consolidate and respond

  • Combine reports into one packet and highlight safety, structural, and high-cost items.
  • Gather contractor estimates quickly to support any repair or credit requests.

• Request and track repairs

  • Use the correct amendment forms and include documentation. Track offers and counters in writing.
  • If repairs will be done before closing, confirm licensed contractors, completion dates, and receipts or warranties.

• Extensions and documentation

  • If you need more time, request an extension in writing before the original deadline and note any additional consideration.
  • Once you decide to proceed or terminate, document it and confirm how fees and earnest money will be handled per the contract.

Final thoughts

Due diligence in Marietta is your chance to verify the home, confirm the numbers, and protect your rights. Act fast, start inspections early, and keep everything in writing before your deadline. With a clear plan and the right support, you can move to closing with confidence.

If you want a local team to help schedule vendors, manage timelines, and negotiate smartly, connect with Brandon Nunley / Property Guys Atlanta.

FAQs

What is Georgia’s due diligence period?

• It is a negotiated contract window to inspect, review documents, and decide whether to move forward, with rights and deadlines defined by your signed agreement.

How is the due diligence fee different from earnest money?

• The due diligence fee is typically paid to the seller for the inspection window, while earnest money is usually held in escrow and applied to closing funds according to the contract.

How long is due diligence in Marietta?

• Many contracts use 7 to 14 days, while competitive situations can shorten windows to 3 to 5 days; always follow your signed contract dates.

Which inspections are most important locally?

• A general home inspection and WDO are common, with sewer scopes, roof and HVAC checks, and radon testing often added for older Marietta homes.

How do HOA documents fit into due diligence?

• Request HOA documents right after ratification and review fees, budgets, rules, and any pending assessments within your due diligence window.

Can I cancel after due diligence ends?

• After the deadline, your termination options usually depend on other contingencies in your contract such as financing or appraisal.

How do I verify sewer vs. septic in Cobb County?

• Check county records such as parcel and GIS data and review seller disclosures, then order well and septic inspections if the home is not on public sewer.