Buying a home in Suwanee is exciting, but the days right after your offer is accepted can feel like a sprint. That short window is your due diligence period, and how you use it can make or break your move. You want to uncover issues, keep your timeline tight, and protect your deposit. This guide shows you how due diligence works in Georgia, what is typical in Gwinnett County, and how to move with confidence. Let’s dive in.
Due diligence in Georgia
In Georgia, buyers usually negotiate a specific due diligence period in the purchase agreement. This is your time to inspect, verify records, and decide if you will move forward. The length of the period and any fee you pay are negotiated in the contract.
Fee vs. earnest money
- Due diligence fee: Often paid to the seller for taking the home off the market while you investigate. This fee is typically non refundable if you terminate after the due diligence period. If you close, it is usually credited at closing per the contract.
- Earnest money: A separate deposit held in escrow per the contract. Whether it is refundable depends on your contingencies and if you follow the contract’s termination rules exactly.
Always read your signed purchase agreement closely. Contracts commonly use Georgia Association of REALTORS forms, and the details in your version control what happens.
Termination and written notice
You must deliver written notices exactly as your contract states to preserve your rights. The method and timing are contract specific. Best practice is to send notices in writing by the required method, time stamp everything, and get confirmation of receipt from the appropriate party.
Suwanee timelines and norms
Due diligence length is negotiated and shaped by market conditions. In balanced conditions, 7 to 14 days is common. In hot, competitive periods, you may see 3 to 5 days and a larger due diligence fee. Slower markets sometimes allow 10 to 21 days or more for deeper inspections.
Sellers weigh more than price. They look at due diligence length, the due diligence fee, earnest money, financing and appraisal terms, and whether you plan to limit inspections. Here are common offer structures buyers consider:
- Short due diligence period of 3 to 5 days with a larger due diligence fee and standard earnest money
- Standard 7 to 10 days with a modest due diligence fee while keeping appraisal and loan contingencies
- Waive or limit inspections in exchange for a stronger price or higher due diligence fee (higher risk for buyers)
Planning calendar example
- Day 0: Contract accepted. Deliver the due diligence fee and schedule the earnest money deposit per your contract.
- Days 0 to 1: Order inspections, request HOA documents, order title commitment, and schedule a survey if needed.
- Days 1 to 5: Complete inspections, gather repair quotes, verify permits and utilities, and review HOA rules and budgets.
- By the due diligence deadline: Send repair requests or a written termination per the contract’s notice rules.
Your due diligence checklist
Physical inspections
Hire licensed or certified professionals. Common inspections include:
- General home inspection covering structure, roof, plumbing, electrical, and HVAC
- WDO or termite inspection, often required by lenders
- Roof evaluation, plus chimney and gutter checks
- HVAC age and service review
- Sewer scope in older areas or when signs suggest potential issues
- Radon test if desired
- Moisture or mold assessment in basements or damp areas
- Pool or spa inspection if applicable
- Structural engineer review if the inspector flags concerns
Title and survey
Order a title commitment early and review all exceptions. Look for liens, easements, restrictions, or defects. A survey, new or existing, helps identify boundaries, encroachments, and easements, especially for corner or irregular lots.
HOA and covenants
Many Suwanee neighborhoods have HOAs. Review bylaws, covenants, budgets, reserve information, any pending assessments, and recent meeting minutes. Note architectural control rules and timelines for estoppel or document review in your contract.
Permits and renovation history
Verify that prior renovations were permitted and closed out with Gwinnett County when required. Check planning and development records for permits or code issues. Unpermitted work can be costly to correct.
Flood risk and site factors
Review FEMA flood maps and Gwinnett County floodplain information. Even if a home is not on a FEMA map, local drainage, buffers, or updated maps can affect risk and insurance. If the property is near water or has slopes, consider site and soils conditions and confirm any stormwater easements or buffers.
Utilities, schools, and commute
Confirm utility providers, sewer vs. septic, and any private well information. Verify school assignments through official channels. Factor in your typical commute times to local employment hubs as part of your decision.
Appraisals, financing, and deposits
Appraisal scenarios
Lenders require appraisals. If the value comes in below the contract price, your options depend on your contract: negotiate a price change, add cash, challenge the appraisal with updated comparable sales, request a second appraisal if allowed, or terminate if you kept an appraisal contingency and follow notice rules. Some buyers include appraisal gap coverage, which reduces seller risk but increases your cash exposure.
Loan timelines
Underwriting and clear to close vary by lender and loan type. Conventional loans often take about 21 to 45 days depending on lender capacity and the complexity of the file. Confirm your lender’s target dates and ensure your contract allows enough time for the loan process.
Protect your earnest money
- Know your deadlines for inspections, repair requests, appraisal, and financing contingencies.
- Deliver notices by the method listed in your contract and keep proof of delivery.
- Save all inspection reports, invoices, emails, and timelines.
- Get an escrow receipt for your earnest money and confirm who is holding it.
- If there is a dispute over releasing earnest money, the escrow holder and the contract guide next steps. Consider legal counsel for higher dollar disputes.
Repair negotiations and addenda
After inspections, you can request repairs or credits within the due diligence window. The seller can accept, reject, or counter. Put all agreements in writing as an addendum to the contract. Keep dates clear so both parties meet their obligations on time.
Local resources to use
- Georgia Association of REALTORS for common contract forms and practice notes
- Gwinnett County Tax Commissioner and Assessor for tax bills and assessments
- Gwinnett County Planning and Development for permits, zoning, and code records
- Gwinnett County Water Resources or local utility for service information
- FEMA Flood Map Service Center for flood maps and preliminary changes
- Gwinnett County public records or GIS parcel viewer for recorded documents and parcel data
- Local inspectors through ASHI or InterNACHI, plus licensed pest companies for WDO reports
- Lenders and appraisers with Suwanee and Gwinnett experience
- HOA management companies for governing documents and estoppel letters
Next steps with a local pro
A focused plan and the right team will keep your Suwanee purchase on track. As an Accredited Buyer’s Representative and Pricing Strategy Advisor with a proven North Atlanta track record, I help you set a smart timeline, line up trusted inspectors, and negotiate repairs or credits with clarity. If you want a calm, well managed due diligence period from offer to close, reach out to Mano Sells Homes LLC. Let’s make your move smooth.
FAQs
What does due diligence mean in Georgia real estate?
- It is a negotiated window for you to inspect the home, review documents, and decide whether to proceed under the terms of your signed contract.
How is a due diligence fee different from earnest money?
- The fee is typically paid to the seller for the due diligence period and is usually non refundable, while earnest money is held in escrow and may be refundable if you follow contractual termination rules.
How long should my due diligence period be in Suwanee?
- It varies by market conditions and your needs; 7 to 14 days is common in balanced markets, while hot markets often see 3 to 5 days and slower markets can allow longer.
What inspections are most important for Gwinnett County homes?
- A general home inspection, WDO or termite report, roof and HVAC checks, sewer scope for older areas, and flood or drainage review where site conditions suggest it.
What happens if the appraisal comes in low on my Suwanee home?
- You may negotiate a price change, add cash, challenge the appraisal, seek another if allowed, or terminate if your appraisal contingency applies and you give notice on time.
How do I protect my earnest money during due diligence?
- Meet every deadline, send written notices by the contract method, keep records, and get proof of your earnest deposit and who holds it in escrow.
