You just got an offer accepted in Brookhaven and the clock is ticking. The due diligence period can feel fast and unfamiliar, especially with older homes and active renovation in the area. You want to protect your investment, keep your options open, and move forward with clarity. This guide walks you through what due diligence means in Georgia, how long to ask for in Brookhaven, which inspections to prioritize, and how to use your findings to negotiate smartly. Let’s dive in.
What due diligence means in Georgia
In Georgia, the due diligence period is a negotiated window for you to investigate the property and decide if you will move forward. You typically inspect the home, review documents, and either request repairs or credits, proceed to closing, or terminate per the contract.
Two terms you will see often:
- Due diligence fee. Paid to the seller when the contract is signed. It is usually nonrefundable if you terminate during due diligence, but it is credited back to you at closing if you proceed.
- Earnest money. Held by the closing attorney or title company. Refund rules depend on your contract and how you terminate. Read the exact language in your agreement.
Many Georgia buyers use the Georgia Association of REALTORS standard forms. Review the due diligence clause, deadlines, and termination steps in your signed documents. If you need a reference point, explore the Georgia Association of REALTORS forms and guidance for context on common practice.
How long to ask for in Brookhaven
Due diligence is negotiable. In many Brookhaven and Atlanta-area deals, a 7 to 10 day window is common. If the home is older, has additions, or needs multiple specialty inspections, request 10 to 14 days. Choose a length that matches the home’s complexity and the time it takes to schedule inspectors.
If you expect to bring in engineers, sewer scoping, or multiple contractor bids, ask for more time up front. Short windows compress your options and reduce your leverage.
First inspections to schedule
Start broad, then go deeper based on what you find. Book these in the first 24 hours after ratification.
- General home inspection. Follow nationally recognized standards from groups like the American Society of Home Inspectors or InterNACHI. This inspection checks structure, roof, electrical, plumbing, HVAC, water intrusion, and safety items.
- Termite and wood-destroying insect inspection. Many Georgia lenders require a clear letter. This inspection looks for active infestation or damage.
- Roof evaluation. Older Brookhaven roofs are common. A roof replacement can be a major cost and can affect insurance.
- Sewer lateral camera scope. Older lines can have root intrusion, offsets, or collapse. A camera scope can prevent a surprise five-figure repair.
- HVAC specialist check. Confirm age, condition, and serviceability, especially for larger or renovated homes.
If your general inspection flags something, add focused specialists right away.
Targeted inspections to add as needed
- Structural engineer for foundation movement or sloped floors
- Chimney and fireplace inspection
- Mold or moisture testing if there are signs of past leaks
- Radon testing if you want an air quality check
- Lead paint or asbestos sampling for pre-1978 homes and planned remodeling
- Electrical specialist for outdated or aluminum wiring
- Pool or spa inspection
Records and documents to review concurrently
While inspections are underway, pull records that can impact value and your plans for the property:
- Title commitment and a current survey or plat to identify easements or encroachments
- Permit history with the City of Brookhaven and, when applicable, DeKalb County for older work
- HOA governing documents, covenants, financials, and any pending assessments
- FEMA flood maps to verify flood zones and insurance needs
- DeKalb County tax and ownership records
You can learn about broad inspection standards through the American Society of Home Inspectors standards of practice and InterNACHI’s standards of practice. For flood zones, check the FEMA Flood Map Service Center to see if flood insurance may be required.
A smart 10-day timeline
Here is a practical schedule for a 10-day window. Adjust to your actual contract dates.
- Day 0: Offer accepted. Pay your due diligence fee and submit earnest money per your contract. Start scheduling.
- Days 0 to 1: Book the general inspection, termite inspection, and priority specialists like roof, sewer scope, and HVAC. Request seller disclosures, HOA docs, survey, and permit records. Open title.
- Days 2 to 4: Receive your general inspection report. Identify items that need specialists or contractor bids.
- Days 3 to 6: Bring in targeted specialists. Collect two to three written estimates for major items.
- Days 5 to 7: Consolidate findings. Note any title or survey issues, HOA risks, flood exposure, or permit gaps.
- Days 7 to 9: Decide your path. Request repairs or credits, ask for a price adjustment, or prepare to terminate within your deadline. Deliver all notices in writing as required by your contract.
- Day 10: Deadline. If you proceed, you move into financing, appraisal, and closing prep.
Brookhaven issues to watch
Every home is unique, but certain local factors come up often.
- Tree ordinance and large specimen trees. Protected trees can limit grading and additions. Understand what is allowed before you plan major changes.
- Stormwater and drainage. Lots near creeks or tributaries can show signs of water movement. Look for erosion, standing water, or moisture in crawl spaces.
- Permit history. Brookhaven issues permits for many exterior and interior changes. Confirm additions and finished basements were permitted and finaled.
- Aging systems. Older roofs, sewer laterals, and HVAC equipment are common in established neighborhoods. Verify age and condition early.
Turn findings into negotiation
Inspection reports can be long. A clear, focused summary helps you negotiate effectively.
- Sort issues into buckets:
- Safety and code items
- Major systems and structure
- Minor or cosmetic items
- Future upgrades you plan personally
- Prepare a one-page summary with your top concerns, cost estimates, and a specific request. Attach contractor bids and relevant report pages with photos.
- Keep your request targeted to safety, code, and major cost items. This keeps negotiations productive.
Repairs, credits, or price change
- Seller repairs can work when timelines allow and licensed contractors can provide receipts and any needed permits.
- Seller credit lets you handle repairs after closing and control scope and quality.
- A price reduction lowers your cash to close, but your lender and appraisal may set limits. Your agent can help you weigh options.
Design planning after inspections
Use the report to shape a smart, phased plan. Fix water and structural issues first, then mechanical systems, then finishes. If you plan a remodel, align work with permitting and sequence trades to reduce rework.
Here is a simple order of operations:
- Drainage and envelope work like roof, gutters, and flashing
- Structure and framing
- Mechanical systems like HVAC, plumbing, and electrical
- Insulation and drywall
- Cabinets, tile, and finishes
If a protected tree or setback affects your plan, explore alternate layouts or material choices that keep your vision intact. A design-forward approach helps you prioritize what enhances value while staying code compliant and budget aware.
When to keep looking
Sometimes the best decision is to terminate. If major issues exceed your comfort or budget, use your contractual rights within the deadline. Confirm the impact on your due diligence fee and earnest money before you send notice. Deliver termination exactly as your contract requires.
Next steps right after ratification
- Submit the due diligence fee and earnest money per your agreement
- Book general and termite inspections for the earliest slots
- Request disclosures, HOA docs, survey, and permit records from the seller
- Ask the title company for a title commitment and flag easements or exceptions
- If you plan a remodel, contact a structural engineer or architect early
Local resources to know
- For contract norms in Georgia, the Georgia Association of REALTORS offers forms and guidance.
- For inspection standards, review the American Society of Home Inspectors standards of practice and InterNACHI’s standards of practice.
- For flood zones and insurance requirements, check FEMA’s Flood Map Service Center.
Work with a design-minded advisor
A clear due diligence plan protects your options, reduces surprises, and sets you up for confident negotiations. If you want help sequencing inspections, interpreting reports, and translating findings into a practical repair or remodel plan, you do not have to go it alone. Connect with a local Designer-Advisor who balances market strategy with real-world design and construction insight.
If you are buying in Brookhaven, we are here to help you navigate every step and keep your timeline on track. Start with a conversation about your goals and a tailored plan for your next move. Reach out to Darron O'Bonnon Real Estate to schedule a design-forward market consultation.
FAQs
What is the due diligence period in a Georgia home purchase?
- It is a negotiated window for you to inspect the home, review documents, and decide to proceed, negotiate, or terminate per your contract.
How long is typical due diligence in Brookhaven?
- Many buyers use 7 to 10 days. For older or complex homes that need specialists, 10 to 14 days is common.
What inspections should I prioritize in Brookhaven?
- Start with a general home inspection, termite inspection, roof evaluation, sewer scope, and HVAC review, then add specialists if issues are flagged.
How do inspection findings affect negotiations?
- Focus on safety, code issues, and large-cost items. Provide contractor bids and a clear request for repairs, a closing credit, or a price change.
Should I get a sewer scope on an older Brookhaven home?
- Yes, older laterals can have root intrusion or damage. A camera scope can prevent unexpected repair costs.
What documents should I review during due diligence?
- Title commitment, survey or plat, HOA documents, permit history, flood maps, and county tax and ownership records are key.
