Buying a home in Marietta comes with many moving parts, and the due diligence period is one of the most important. You want enough time to inspect the home and make smart decisions without risking your earnest money or losing leverage. In this guide, you’ll learn how Georgia’s due diligence works, what timelines are typical in Cobb County, and how to schedule inspections fast. You’ll also get a step‑by‑step plan to keep your contract on track. Let’s dive in.
Georgia due diligence explained
Your right to investigate and terminate
In Georgia, most buyers use the Georgia Association of REALTORS Residential Purchase & Sale Agreement. The due diligence period is a negotiated window when you can investigate the property and terminate for any reason. It is not set by law. You and the seller agree to the length and terms in the contract.
During this period, you order inspections, review documents, and decide whether to proceed. If you terminate within the agreed window and deliver proper written notice, you usually protect your earnest money under the contract’s terms.
Due diligence fee vs. earnest money
Georgia contracts often use two separate items. The due diligence fee is typically paid directly to the seller at ratification and is usually non‑refundable. If you terminate within the due diligence period, you generally forfeit that fee, but your earnest money is typically returned according to the contract.
Earnest money is placed in escrow with the title company, closing attorney, or as stated in the agreement. Whether it is refundable depends on meeting the contract’s deadlines and contingencies. Exact outcomes are always driven by the contract language you sign.
Key GAR mechanics to watch
Pay attention to a few details in the Georgia forms that affect your timeline and risk:
- How the due diligence fee is paid and when.
- The exact length of the due diligence period, set by a number of days or a specific date.
- The deadline for termination, including the time of day and the required delivery method for notice.
- How inspection requests are handled, including how you submit repair requests and how the seller responds.
- How the due diligence period interacts with other deadlines like lending, appraisal, title, and survey.
All notices must be in writing and delivered as the contract requires. Do not rely on verbal agreements or implied extensions. Get any change in writing.
Typical Marietta timelines
Common Cobb County due diligence lengths
Your negotiation and the market will determine the final number of days. In Marietta and wider Cobb County, common ranges include:
- Competitive market: 3 to 7 days. Sellers may push for shorter windows, and buyers often offer a higher due diligence fee.
- Balanced market: 7 to 10 days. This is most common.
- Buyer‑favorable market: 10 to 14 or more days. You have room for specialty inspections like septic, well, or structural.
Where the period fits in a 30–45 day closing
Here is how a 7‑day due diligence period often plays out:
- Day 0: Contract is ratified. Due diligence and earnest money timelines begin.
- Days 0–1: Open lender file, order title, request HOA documents if applicable, and book inspections.
- Days 1–7: Complete the general home inspection, WDO/termite, HVAC, roof, pool if needed, and schedule any follow‑up specialty inspections like sewer scope, structural, septic, well, or radon.
- Day 7: Review all reports. Either proceed, negotiate repairs or credits, or terminate within the deadline if needed.
After the due diligence period ends, your unconditional right to terminate usually ends. Any repairs or credits depend on what you and the seller agree to in writing.
Local factors that affect timing
Marietta’s mix of older homes, established neighborhoods, and HOAs can shape your schedule.
- Older homes and historic areas may require more specialty inspections. Structural and electrical checks can be smart in these cases.
- Cobb County permit history research can take 1 to 3 business days if you request records.
- HOA or condo documents may take 3 to 10 business days unless the management company expedites the request.
- Sewer scope appointments can fill quickly. Plan for 2 to 5 business days if you call promptly.
Sample plans that work
Aggressive 3‑day plan
- Book a general inspection within 24 hours of ratification.
- Schedule likely specialty scopes immediately based on the home’s age and features.
- Be prepared to make a swift decision. Some buyers consider pre‑offer checks if access is allowed.
Typical 7‑day plan
- General inspection within 48 hours.
- Schedule sewer scope, termite, HVAC, and any other specialty tests by day 2 or 3.
- Negotiate any repairs by day 6. Deliver termination by day 7 if needed.
Conservative 14‑day plan
- Complete full inspections plus longer tests such as radon or water lab work.
- Bring in a structural engineer or additional specialists if the initial inspection flags concerns.
- Use the extra time to review permits and HOA documents thoroughly.
Fast inspection scheduling checklist
Before you write the offer
- Get fully pre‑approved with a lender and include your loan officer’s contact information in the offer.
- Build a short list of vetted general inspectors, plus specialists like plumbers for sewer scopes, HVAC techs, termite/WDO, pool, and structural engineers.
- If you are relocating, choose inspectors who provide same‑day electronic reports and remote reviews.
Day 0 to Day 1 after ratification
- Book the general home inspection within 24 to 48 hours. Many inspectors prioritize new contracts if you call right away.
- Schedule likely specialty inspections at the same time to avoid delays.
- Order title work, HOA documents, and any needed utility or sewer inquiries.
What to inspect first
Prioritize the essentials during every due diligence period:
- General home inspection
- WDO/termite inspection
- HVAC operation
- Water heater and plumbing basics
- Electrical panel review
- Roof visual check
Add conditional inspections if the home’s age, features, or initial findings suggest a risk:
- Sewer scope
- Structural engineer evaluation
- Septic inspection
- Well water testing with lab processing
- Radon testing, which typically requires 48 to 72 hours
- Pool or spa inspection
- Mold testing if there is odor or visible growth
- Lead paint testing for older homes
Practical booking tips in Marietta and Cobb
- Call multiple inspectors on Day 0. Share the effective date and your due diligence deadline. Ask about priority or cancellation slots.
- Offer flexible time windows, including early morning, evening, or weekend slots.
- Use one primary inspector who can coordinate additional tests or refer trusted specialists.
- For sewer, septic, and well services, call first thing in the morning. Non‑emergency slots fill fast.
- If allowed by the seller, consider a short pre‑offer look or quick access provision to accelerate testing right after ratification.
Costs to budget
Inspection costs vary by vendor and property size, but common ranges include:
- General home inspection: $300 to $600
- Sewer scope: $200 to $400
- WDO/termite: $75 to $150
- Radon: $125 to $200
- Structural engineer: $600 to $1,200 or more
- Septic inspection: $200 to $500
- Well water tests: $50 to $200 plus lab fees
Budgeting for these ahead of time helps you move quickly when your offer is accepted.
Protect earnest money and leverage
Track and meet every deadline
Put your due diligence end date and time in a shared calendar with reminders. Some contracts specify a precise cut‑off time on the last day. Deliver all notices in writing using the method the contract requires. Save proof of delivery.
Your strongest leverage during due diligence is the right to terminate or negotiate while the seller still wants certainty. Once the deadline passes, that leverage is usually reduced.
Handling deposits and extensions
Confirm where earnest money will be held and when it must be delivered. Follow up to make sure the deposit clears. If there is an issue, notify the listing agent and the title company or closing attorney right away.
If you need more time, request a written extension before the deadline. Some sellers will agree to more days for an additional due diligence fee. If the seller declines, you must either terminate before the deadline or proceed without extra time.
Negotiation timing that works
Use the inspection window to request repairs, credits, or a price adjustment. Many buyers secure capped repair amounts or a closing credit. If no agreement is reached before the deadline, your options narrow to what the contract allows after due diligence ends.
Marietta‑specific watchouts
Historic districts and permits
Parts of Marietta include historic districts with preservation rules. If you plan exterior changes, check for any restrictions before you commit. For major remodels and systems, review Cobb County permit history so you do not rely solely on seller statements. Permit lookups can take 1 to 3 business days.
Soil, sewer, and utilities
Georgia clay soils and mature trees can affect foundations and drainage. If an inspector flags movement or moisture, consult a structural engineer promptly. In older areas, sewer laterals can be a weak point. A sewer scope is a smart add when age or symptoms suggest risk.
HOA and condo documents
If the home is in an HOA or a condo, order governing documents and resale information as soon as you go under contract. Turnaround times vary, often 3 to 10 business days. Build that timing into your due diligence plan.
Next steps
If you are buying in Marietta or anywhere in Cobb County, plan your due diligence before you write the offer. Line up inspectors, set reminders for every deadline, and know which tests you will prioritize. This preparation helps you protect your earnest money and keeps your options open.
If you want a local, step‑by‑step plan tailored to the home you are targeting, reach out to Anet Granger & Associates. We will help you set the right due diligence timeline, coordinate inspections, and negotiate with confidence.
FAQs
What the Georgia due diligence period allows
- You can inspect the property and terminate for any reason within the negotiated window when using common Georgia contracts, as long as you follow notice rules in writing.
How due diligence fee differs from earnest money
- The due diligence fee is usually non‑refundable to the seller, while earnest money is held in escrow and is typically returned if you terminate within the due diligence period per the contract.
Typical due diligence length in Marietta
- Common ranges are 3 to 14 days, with 7 to 10 days most typical. Competitive markets often see 3 to 7 days.
Which inspections to prioritize in Cobb County
- Always do a general inspection and WDO/termite. Add sewer scope, structural, septic, well, radon, or pool checks based on the home’s age and findings.
How to get more time without risking earnest money
- Request a written extension before the due diligence deadline. If the seller declines, either terminate before the deadline or proceed without extra time.
Who pays for inspection‑found repairs
- Repairs are negotiated. The seller may agree to repair, credit, or decline. If no agreement is reached before due diligence ends, your options are limited to the contract terms.
