Buying a charming Candler Park bungalow is exciting, but the older intown homes can hide surprises. If you are under contract or getting ready to make an offer, Georgia’s due diligence period is your best tool to check the property, understand risks, and keep your options open. In this guide, you will learn what due diligence means in Georgia, what to inspect with older homes in Candler Park, how to plan your timeline, and how to negotiate based on what you find. Let’s dive in.
What Georgia due diligence means
Georgia’s due diligence period is a negotiated, contract-defined window that gives you time to evaluate the property and decide if you want to move forward. When your contract includes this right, you can terminate for any reason during the period by following the contract’s notice rules. This right comes from the contract itself, not from a state law.
You will likely see two separate money items in your contract. Earnest money is a refundable deposit if your contract allows it. A due diligence fee is commonly paid directly to the seller and is usually non-refundable once paid unless your contract says otherwise. These are different items with different rules, so read the contract carefully.
Georgia does not have a single mandatory statewide seller disclosure law. Many sellers still provide a standard disclosure form, and federal lead-based paint disclosures apply for homes built before 1978. Treat these as helpful, but not a replacement for inspections.
What to check in Candler Park homes
Physical systems and structure
Older Candler Park homes deserve a full general home inspection that covers structure, roof, plumbing, electrical, HVAC, and ventilation. Many intown homes also benefit from targeted checks like a roof review, chimney evaluation, electrical inspection for knob-and-tube or aluminum wiring, HVAC service, and a sewer line camera scope. A termite or wood-destroying organism inspection is common in Georgia and often required by lenders.
Crawlspaces and pier foundations are typical in early to mid 20th-century homes. Ask your inspector to focus on moisture, drainage, and wood rot, and plan follow-up with a structural engineer if settlement or foundation issues appear.
Safety and potential hazards
If the home was built before 1978, confirm that the required lead-based paint disclosure is provided and consider testing if you plan to disturb painted surfaces. If you are planning major renovations, ask about possible asbestos in older insulating materials and mechanicals. Mold testing is optional but can be worth it if inspections show moisture problems.
Permits, additions, and compliance
Many intown homes have additions, dormers, or finished attic spaces. Verify permits for significant alterations. Unpermitted work can be expensive to fix and may affect insurance and resale. Parts of Candler Park are subject to local historic or conservation rules that can limit exterior changes. Learn early what approvals you would need for windows, porches, or exterior materials.
Title, survey, and easements
Ask your closing attorney or title company for the title commitment and review any exceptions. Easements, covenants, and rights of way can affect how you use the property. A current survey helps you confirm lot lines, setbacks, encroachments, and alley access. Intown lots can be small or irregular, so a survey is especially helpful.
Utilities and local conditions
Confirm that the home is on municipal sewer and water and consider a sewer scope, since tree roots and older lines can be costly to repair. Review property tax history, any special assessments, and code issues. Ask about street parking rules, tree permits for any large removals, and known stormwater or drainage patterns.
Financial and lender items
Your lender’s appraisal and conditions may run on a different timeline than your inspections. Appraisal issues can trigger renegotiation, so keep your financing team informed and schedule inspections quickly to avoid a last-minute crunch.
Timelines that work in Intown Atlanta
Typical lengths
Most Atlanta intown contracts negotiate a due diligence period between 7 and 21 calendar days. Many buyers aim for 10 to 14 days. In multiple-offer situations, some buyers offer shorter periods, such as 3 to 5 days, and may include a larger due diligence fee to stand out. Balance competitiveness with the time you need to complete inspections.
A day-by-day plan
- Day 0 to 2: Deliver any due diligence fee and earnest money per the contract. Book your general home inspection immediately since inspectors can fill up.
- Day 1 to 5: Complete the general inspection. Order a termite inspection, sewer scope, and any roof, HVAC, or chimney checks recommended by your inspector.
- Day 3 to 10: If needed, bring in a structural engineer or electrician. Gather contractor estimates for larger items. Review the seller disclosure, title commitment, survey, and any neighborhood rules.
- Day 7 to 14: Decide to proceed, request repairs or credits, or cancel within the period if your contract allows. Follow the contract’s notice rules exactly to protect any refundable earnest money.
After the window closes, your options narrow. Unresolved issues may be addressed through credits or small repairs, or you may proceed as-is. If you waive due diligence, you accept more risk, so act quickly during your window.
Coordinate with your lender
Your lender’s appraisal and underwriting typically extend past due diligence, with a 30 to 45 day closing timeline being common. Keep your lender updated on inspection findings. If major issues surface, you may decide to renegotiate before the due diligence period ends.
Inspection findings and negotiation options
When to request repairs or credits
If inspections find serious structural or safety problems, many buyers either ask for seller remediation before closing or choose to terminate within the due diligence period. For repairable systems issues or cosmetic concerns, buyers often request a closing credit or a targeted list of repairs. Credits give you control over the work after closing.
Documentation that gets traction
Support your requests with dated inspection reports and written cost estimates. Keep everything in writing and use the correct contract amendment form to document changes. Clear, organized requests usually produce better results.
Costs and deposits if you cancel
If you terminate within the due diligence window according to the contract, your due diligence fee is usually non-refundable and stays with the seller. Your earnest money may be refundable if your contract allows it. Follow the notice steps and deadlines precisely.
Special considerations in Candler Park
1920s Craftsman examples
Many homes in Candler Park date to the early 20th century. Common findings include knob-and-tube wiring, galvanized steel plumbing, chimney mortar and flashing repairs, porch and foundation pier work, and insufficient attic insulation. Mature tree roots can affect sewer laterals. If you plan to update windows or porches, historic review may apply.
Trees, drainage, and grading
Large canopy trees define the neighborhood but can affect foundations and sewer lines. Ask your inspector to look for settlement, root impact, and drainage around the house. In crawlspaces and basements, check for signs of moisture and consider improvements to grading and ventilation.
Parking, alleys, and access
Off-street parking and alley access vary by lot. A survey can clarify access and any easements. Confirm street parking rules so you understand daily living patterns.
Neighborhood process and records
Before closing, review public records for permits, property taxes, and code issues. If the property lies within a local historic area, check the City of Atlanta process for exterior changes and potential certificate requirements. Neighborhood groups can also offer guidance on typical standards and renovation expectations.
Your due diligence checklist
- Confirm all contract deadlines and the amount, payee, and delivery deadlines for the due diligence fee and earnest money.
- Schedule a licensed general home inspector within 48 to 72 hours of signing.
- Order a termite inspection and a sewer scope, especially for older lines or if there are large trees.
- If the inspector notes structural or foundation concerns, book a structural engineer quickly.
- Get contractor estimates for major items such as roofing, HVAC, electrical updates, and foundation work.
- Review the seller disclosure, title commitment, survey, and any neighborhood covenants or guidelines.
- Verify permits for additions, attic conversions, and major alterations.
- Confirm utility service and the age and condition of major systems. Request maintenance records when available.
- If historic rules likely apply, contact preservation staff to understand the path for exterior changes you are planning.
- Prepare a clear, written summary of findings with repair or credit requests. If you choose to cancel, send notice the way your contract requires and before the deadline.
Inspection types to consider:
- General home inspection
- Termite or WDO inspection
- Sewer scope
- Structural engineer review
- Electrical inspection for older wiring types
- HVAC service evaluation
- Roof and chimney inspection
- Radon testing if desired
- Lead or asbestos testing if you plan to disturb older materials
Buyer strategies in competitive intown markets
- Make an inspection plan on day one. Share your schedule with the seller so they see your urgency and good faith.
- Use a tailored due diligence fee that fits your risk tolerance. A larger non-refundable fee can strengthen your offer, but only if the property fits your goals.
- Prioritize high-impact inspections first. The general inspection, termite check, and sewer scope often reveal the biggest cost risks.
- Set a repair budget and walk-away number before you submit an offer. This keeps decisions calm and financial.
- If sellers resist repairs, propose a closing credit. That lets you pick contractors and manage quality after closing.
Make your move with confidence
A well-run due diligence period helps you understand the home, protect your money, and choose the right next step. With older Candler Park homes, quick scheduling, clear documentation, and a realistic plan for repairs are key. If you want steady guidance from contract to closing, connect with Lauren Bowling for a calm, strategic approach that puts clarity first.
FAQs
What is Georgia’s due diligence period in a home purchase?
- It is a negotiated contract window that lets you evaluate the property and, if your contract allows, terminate for any reason by the deadline while following notice rules.
How do due diligence fees differ from earnest money in Georgia?
- A due diligence fee is usually paid to the seller and is typically non-refundable. Earnest money is held in escrow and may be refundable if your contract permits.
How long should my due diligence period be in Candler Park?
- Many buyers negotiate 7 to 14 days. Shorter periods can be competitive, but allow enough time for inspections and estimates.
Which inspections matter most for older Candler Park homes?
- A general inspection, termite check, and a sewer scope are common. Add roof, HVAC, electrical, and structural evaluations as your inspector recommends.
What if I find major issues after the due diligence window ends?
- Your options are limited. You can try to renegotiate, but the seller is not obligated. Schedule inspections early to avoid missing deadlines.
Do historic rules affect renovations in Candler Park?
- Local historic or conservation guidelines may limit exterior changes. Check permit requirements early if you plan to modify windows, porches, or facades.
