Buyers · July 27, 2026 · 6 min read
Home Inspections and Due Diligence in Georgia: Buyer Questions Answered
The short answer
In Georgia, the due diligence period is a negotiated window during which a buyer can terminate for any reason and recover earnest money. It is your leverage, and it is short, so schedule inspections immediately after binding.
What is the due diligence period in Georgia?
It is a negotiated period after the contract becomes binding during which the buyer may inspect and may terminate for any reason, with earnest money returned.
Length is negotiable and commonly runs about seven to fourteen days. In competitive situations buyers shorten it, which raises risk. Once it expires, walking away typically puts your earnest money at stake.
What do inspectors find most often in Metro Atlanta homes?
Grading and drainage issues, aging HVAC systems, roof wear, and moisture in crawl spaces are the most common findings in this climate.
- Poor lot grading pushing water toward the foundation
- Crawl space humidity and inadequate vapor barriers
- HVAC units at or past a typical 12 to 15 year service life
- Deck ledger and flashing defects on older homes
- Georgia clay soil movement showing up as settlement cracks
Which inspections are worth adding?
Add a termite letter, a sewer or septic evaluation, and a structural or HVAC specialist whenever the general inspector flags a concern.
Wood-destroying organism inspections matter in Georgia, and homes on septic should always be pumped and inspected, since a failed field is a five-figure problem.
How should you negotiate repairs after an inspection?
Ask for the items that affect safety, structure, water, or systems. Skip the cosmetic list, and choose between repairs, a credit, or a price reduction rather than asking for all three.
A credit at closing is often better than a seller-arranged repair, because you control who does the work and to what standard. Sellers tend to respond better to a short, prioritized list supported by the inspection report than to a full copy of the report itself.
Can a seller refuse to make repairs?
Yes. Repairs are negotiable, not required. If you cannot reach agreement and you are still inside due diligence, you may terminate and recover earnest money.
Still deciding?
Penny Williams has served Henry County and Metro Atlanta buyers and sellers for more than 30 years. Ask your question directly — no obligation.
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