Worried about what happens after your offer is accepted in Georgia? You are not alone. The due diligence period can feel fast and unfamiliar, especially if you are relocating to Warner Robins or using a VA loan. In this guide, you will learn exactly how due diligence works in Georgia, what to check locally in Houston County, and how to pace everything so you protect your purchase and keep closing on track. Let’s dive in.
Georgia due diligence basics
The due diligence period is a negotiated window in your purchase contract when you investigate the home and decide whether to move forward. You can order inspections, review title, confirm insurance, and check financing. During this period, you can terminate for any reason if you follow the notice steps in your contract and act before the deadline.
Georgia contracts differ, so always read the specific form used. Many buyers in Georgia use the standard forms from the Georgia Association of REALTORS. For general consumer guidance on real estate rules and trust accounts, the Georgia Real Estate Commission is a helpful resource.
Due diligence fee vs. earnest money
In Georgia, you often see both a due diligence fee and earnest money in the same offer. They work differently.
- Due diligence fee: Commonly paid to the seller when the contract is accepted. It is typically nonrefundable if you terminate during due diligence. It compensates the seller for taking the home off the market while you investigate.
- Earnest money: Usually held in an escrow trust account by a brokerage, title company, or closing attorney as stated in your contract. If you properly terminate before the due diligence deadline, earnest money is typically returned to you. After the deadline, leaving the contract without a valid contingency could put earnest money at risk.
Deadlines, notices, and extensions
Your right to terminate depends on delivering the correct written notice on time. Put reminders on your calendar for every deadline. If you need more time, request a written due diligence extension early. The seller must agree in writing for it to be effective.
Warner Robins checks that matter
Warner Robins buyers face a few local items that are smart to verify during due diligence. Prioritize these early so you have time to act on the results.
- Property taxes and assessments: Review the Houston County Tax Assessor and Tax Commissioner records to confirm assessed value, exemptions, and estimated taxes. Check for any special assessments.
- Title and deed records: Search the Houston County Clerk of Superior Court deed index for liens, judgments, and easements that affect how you can use the property.
- Flood risk and insurance: Parts of Warner Robins sit within mapped floodplains. Use the FEMA Flood Map Service Center to check the property’s flood zone and budget for flood insurance if required by your lender. You can start with the FEMA Flood Map Service Center.
- Utilities and municipal services: Confirm who provides water, sewer, and trash. Ask about any outstanding utility balances or liens that must be cleared before closing.
- Septic and well: For homes outside city sewer, verify permits with the Houston County Health Department and order a septic inspection. If there is a private well, schedule water quality testing.
- Permits and code compliance: With the City of Warner Robins or Houston County building department, check for unpermitted additions or open code violations.
- HOA review: If there is an HOA, obtain the resale package, covenants, bylaws, budgets, and rules. Pay close attention to transfer fees and any restrictions that affect your plans.
VA, FHA, and conventional timing
VA buyers near Robins Air Force Base should account for VA appraisal scheduling and any Minimum Property Requirements that could trigger repairs. These items can impact timing. Learn more about VA appraisals and MPRs through the U.S. Department of Veterans Affairs home loan resources.
Conventional and FHA loans may also require certain inspections or certifications, like termite or septic, depending on the property and lender. Share your contract dates with your lender on day one so underwriting and appraisal stay in sync with your due diligence window.
For general education on mortgage disclosures and timelines, you can review the Consumer Financial Protection Bureau’s Owning a Home resources.
A practical 14-day due diligence timeline
Use this as a starting point. Adjust to match the exact dates in your contract.
- Day 0: Contract accepted. Pay the due diligence fee as agreed and deposit earnest money per the contract. Order the home inspection, termite inspection, septic or well tests if needed, title search, and HOA documents.
- Days 1–3: Confirm inspection dates. Request utility history. If boundary or easement questions exist, order a survey. Ask your lender to order the appraisal when allowed.
- Days 4–7: Review inspection reports. If needed, schedule specialists for HVAC, roof, chimney, radon, or mold. Review the preliminary title results. Discuss insurance quotes, including flood insurance if in a mapped zone.
- Days 7–11: Prioritize repair requests or credits supported by contractor estimates. Negotiate with the seller in writing. Check appraisal status and lender underwriting progress.
- Days 11–14: Finalize repair agreements or credits. If you need more time, request a written extension. If findings are unacceptable, deliver a written termination notice before the deadline. Otherwise, proceed with next steps toward closing.
Your inspection checklist
Order the full home inspection immediately and add specialty inspections as the property requires. For inspection standards and what to expect, explore the American Society of Home Inspectors.
- Full home inspection: structure, roof, plumbing, electrical, and mechanical systems.
- Termite and wood-destroying insect inspection.
- Septic inspection with permit verification if not on city sewer.
- Well water testing for coliform bacteria, nitrates, and relevant local contaminants.
- Specialty inspections if needed: HVAC, chimney, roof, radon, or mold.
- Survey if you have boundary, fence, or encroachment questions.
Title, HOA, and insurance review
During due diligence, make sure these items are reviewed alongside inspections.
- Title search: Confirm the legal description, easements, covenants, and any liens. Plan for owner’s and lender’s title insurance at closing.
- Seller disclosures: Read them closely and match to your inspection findings, especially for lead-based paint on pre-1978 homes.
- Closing costs and prorations: Confirm how taxes, HOA dues, and utilities will be handled per the contract and local practice.
- HOA documents: Review budgets, reserves, rules, rental policies, parking, and pet guidelines.
- Insurance quotes: Get homeowner’s insurance and, if required, flood insurance quotes early.
Smart negotiation moves
If inspections uncover major defects, you can request repairs, a price change, or a seller credit. Support your request with clear contractor estimates and submit everything in writing. If the appraisal comes in low, you can negotiate price, bring additional funds, ask the lender to reconsider the value, or terminate if you are still within due diligence or have an appraisal contingency.
If financing becomes uncertain, follow the steps in your contract for any financing contingency. If you do not have a financing contingency and due diligence ends, earnest money could be at risk if you cannot close.
Attorney closings in Georgia
Georgia commonly uses attorney-led closings. A closing attorney often coordinates title work, prepares documents, and issues title insurance. Consider having a real estate attorney review your contract terms for due diligence, notice requirements, and any title concerns so you feel confident at every step.
Warner Robins tips for military and relocators
Relocation around Robins Air Force Base can compress timelines. Share your PCS or transfer dates with your agent and lender on day one so you can negotiate a realistic due diligence period and coordinate appraisal scheduling. If you need more time for septic, well, or specialized inspections, ask for a slightly longer due diligence window up front. If timing tightens, request an extension in writing early.
How AF Realty Group helps you
You deserve a calm, organized process with clear next steps. As a local boutique brokerage with a military relocation focus, AF Realty Group guides you through due diligence from day one. We help you set a realistic timeline, coordinate with your lender and closing attorney, and keep negotiations on track so you can move with confidence in Warner Robins and across Houston County.
Ready to start? Connect with AF Realty Group for local guidance that puts your goals first.
FAQs
What is the due diligence period in Georgia homebuying?
- It is a negotiated window in your contract to inspect, investigate, and decide whether to proceed, with the right to terminate for any reason if you give proper written notice before the deadline.
How do due diligence fee and earnest money differ in Georgia?
- The due diligence fee is typically paid to the seller and is often nonrefundable, while earnest money is usually held in escrow and is generally refundable if you terminate properly within due diligence per the contract.
What local checks should Warner Robins buyers prioritize?
- Focus on flood zone status, property taxes, title records, utilities, septic or well verification, permits or code issues, and full HOA document review.
How do VA appraisals affect my Warner Robins timeline?
- VA appraisals and Minimum Property Requirements can require repairs and add time, so schedule early and consider a slightly longer due diligence period if you are using a VA loan.
Where can I confirm flood risk for a Warner Robins property?
- Use the FEMA Flood Map Service Center to look up the property’s flood zone and discuss flood insurance needs with your lender and insurer.
