Georgia Due Diligence Explained for Newnan Buyers

Buying a home in Newnan is exciting, but the due diligence clock starts ticking fast. Georgia’s due diligence period is your chance to inspect, investigate, and walk away if something major does not fit. Used well, it can save you thousands and plenty of headaches.

If you are new to the process, you might wonder what to schedule first, how long you need, and what money is on the line. In this guide, you will learn how due diligence works in Georgia, what timelines to expect in Coweta County, which inspections to prioritize, and how to protect your deposit. You will also get a simple checklist and local tips specific to Newnan. Let’s dive in.

What due diligence means in Georgia

In Georgia, due diligence is a negotiated window after you go under contract when you can investigate the property and terminate for any reason by giving written notice before the deadline. The rights and steps are defined by the contract used, most often the Georgia Association of REALTORS Contract for Sale and Purchase.

Two money items matter here: the Due Diligence Fee (DDF) and the Earnest Money Deposit (EMD). The DDF is a negotiated amount that compensates the seller for taking the home off the market while you inspect. The EMD is your good-faith deposit held in escrow by a broker, title company, or attorney per the contract.

If you terminate within the due diligence period and follow the contract’s notice rules, you typically receive your earnest money back, and the seller usually keeps the DDF. If you do not terminate in time and later try to cancel, you may risk losing your earnest money and more, depending on the contract and remaining contingencies.

How long due diligence lasts in Newnan

Most Georgia contracts use a due diligence period of 3 to 14 days. In suburban markets similar to Newnan, 7 to 10 days is a common middle ground for a standard single-family home.

Sellers may push for shorter windows in multiple-offer situations. You can respond by increasing the DDF, offering a stronger price, or accepting a shorter period if you are confident about the home. If you are buying an older property, something in a historic area, or a home with a septic system or well, a longer period of 10 to 14 days or more can be helpful to complete specialized inspections.

Coordinate due diligence with other deadlines like appraisal and financing. These are typically separate from the inspection period. Make sure your lender timeline and appraisal date fit the overall schedule.

Inspections to book first

Start fast. Book your general home inspection within the first 1 to 3 days so you have time to follow up on anything it flags. Then line up specialty inspections based on the age, location, and systems of the home.

Key inspections and reviews to consider:

• General home inspection for structure, roof, HVAC, plumbing, and electrical
• Pest and wood-destroying organism inspection (termite/WDO)
• Radon and mold testing as indicated by the home or initial findings
• Lead-based paint review for pre-1978 homes
• Septic inspection and county permit review if the home is not on municipal sewer
• Well water testing for private wells (bacteria and common contaminants)
• Roof evaluation or certification if age or condition is unclear
• Survey to confirm boundaries, easements, and any encroachments
• HOA or condo document review for rules, fees, or special assessments
• Title review or preliminary title report to surface liens and easements
• Appraisal coordinated with your lender

Helpful timelines for planning:

• Septic scheduling and record checks can take several days to a week depending on county availability.
• Well water lab results often take 24 to 72 hours after sampling.
• Specialty pros like structural engineers or roof certifiers may book out; plan accordingly when you request your due diligence length.

Newnan-specific checks to prioritize

• Utilities and sewer versus septic. Inside Newnan city limits, many homes connect to municipal water and sewer. Outside city limits, properties often rely on private wells and septic systems. Confirm the service type, verify that any septic system is permitted, and review county records during due diligence.
• Historic and design review. Parts of downtown Newnan include historic resources and may have local review requirements for exterior changes. If you plan renovations, confirm whether design approvals are needed.
• Floodplain and stormwater. Some areas in Coweta County are in FEMA-designated flood zones. Check flood status, ask your insurance provider about flood policy requirements, and factor premiums into your budget.
• Soils and drainage. Certain locations may need improved grading or engineered solutions. If the general inspection raises concerns, bring in a qualified specialist.
• Older downtown homes. Expect potential issues tied to age, such as older plumbing or legacy wiring. Budget time for additional evaluations.
• Where to find records. Title and recorded easements are available through the Coweta County Clerk. Building permits and code history come from the City of Newnan for in-city properties and Coweta County for those outside city limits. Septic permits are handled by Coweta County Environmental Health.

What money is at risk and when

Due Diligence Fee (DDF): This negotiated fee compensates the seller for taking the home off the market. Many agreements treat the DDF as non-refundable if you back out after due diligence. Some contracts credit the DDF to you at closing, but the exact handling depends on your contract.

Earnest Money Deposit (EMD): This is your good-faith deposit held in escrow. If you terminate within due diligence and follow the contract’s notice method and deadline, earnest money is usually refundable. After due diligence expires, your earnest money may be at risk if you default and do not have a remaining contingency to protect you.

Always confirm who holds the funds, when deposits are due, and how termination notices must be delivered. Get receipts for every deposit.

Your step-by-step due diligence checklist

1. Confirm deposit receipts for the DDF and EMD and note the escrow holder.
2. Schedule the general home inspection within 1 to 3 days of going under contract.
3. Order specialty inspections as needed: septic, well, radon, mold, structural engineer.
4. Request and review seller disclosures, including lead-based paint forms for pre-1978 homes.
5. Order a survey and request a preliminary title commitment. Review easements and exceptions.
6. Review HOA or condo documents for rules, fees, reserves, and special assessments.
7. Run local checks: flood zone status, zoning, and permits for past work.
8. Coordinate appraisal timing with your lender and confirm loan conditions.
9. Decide on repair requests, credits, or termination. Deliver any notices in writing per the contract before the deadline.
10. If moving forward, document agreed repairs or credits and update your timeline to closing.

Smart negotiation tips in Coweta County

• Balance time and strength. In competitive situations, consider a shorter due diligence period paired with a higher DDF or flexible closing terms to keep your offer attractive.
• Extend for complexity. For rural, septic, well, or older properties, aim for 10 to 14 days or more to complete all checks.
• Front-load inspections. Book the general inspection immediately so you can order follow-ups without rushing.
• Coordinate with lending. Keep your lender informed, especially if inspection findings could affect the appraisal.
• Document everything. Keep written records of inspections and communications, and send any contractual notices using the methods stated in your agreement.

What due diligence does not cover

Due diligence is an investigation period, not a warranty. Some issues are not discoverable without invasive testing. After the due diligence period ends, your options to exit the contract are limited to any remaining contingencies. Missing the deadline can put your earnest money at risk.

If you want a local, step-by-step plan tailored to your timeline and the property you are buying, I am here to help. From scheduling the right inspections to coordinating with your lender and negotiating repairs or credits, I will keep you on track from contract to closing. Ready to move forward in Newnan or anywhere in West Georgia? Let’s talk. Connect with Tina Bantin to get started.

FAQs

What is Georgia’s due diligence period for homebuyers?

• It is a negotiated window after going under contract when you can inspect and terminate for any reason by giving written notice before the deadline.

How long should I ask for in Newnan?

• Many single-family purchases use 7 to 10 days; consider 10 to 14 days or more for older, rural, well, or septic properties.

Is the due diligence fee refundable in Georgia?

• It depends on the contract; sellers often keep the DDF if you terminate after the period, while some contracts credit it to you at closing.

Do I get my earnest money back if I cancel in time?

• If you terminate within due diligence and follow the contract’s notice rules, earnest money is usually refundable, subject to the exact agreement.

What if the appraisal is low after due diligence ends?

• Your options depend on remaining contingencies; if an appraisal or financing contingency is still active, you may negotiate or terminate per the contract.

Can the seller refuse inspection repairs I request?

• Yes. Repairs are negotiable; the seller can agree, offer a credit, reduce price, or decline, and you decide whether to proceed or terminate within your window.

How do I deliver a termination notice in Georgia?

• Follow the method and timing stated in your contract, such as written notice via email or other specified delivery. Strict compliance is essential.