Are you under contract on a home in Millen and wondering what happens next? You are not alone. The due diligence period can feel like a sprint, especially if you are buying for the first time or working on a tight budget. In this guide, you will learn what due diligence means in Georgia, how long it usually lasts, what to schedule in Jenkins County, and how to protect your money and your timeline. Let’s dive in.
What “due diligence” means in Georgia
The due diligence period is the negotiated window after you and the seller sign a contract. During this time, you get to fully investigate the property and decide if you want to move forward. Typical steps include inspections, title and survey review, permit and records checks, and confirming flood zone status and insurance needs.
This is a contractual period set by your purchase agreement. Your exact rights and deadlines depend on your contract and any addenda. Always confirm the start date, end date, and the method to deliver any written notice.
Money 101: due diligence fee vs. earnest money
Georgia contracts often include two different payments:
- Due diligence fee: Paid to the seller when the contract is signed. Treatment of this fee is contract-specific. Many forms make it nonrefundable, even if you cancel during the period. Read your contract to confirm.
- Earnest money: Held by an escrow holder or closing attorney. This is often refundable if you send a proper written termination within the due diligence window, but the contract controls the outcome.
The key is timing and delivery. If you plan to terminate, send written notice exactly as your contract requires and by the deadline noted in the agreement.
How long the period usually lasts in Millen
In Georgia, the period is negotiated and often ranges from 7 to 21 days. Short windows of 3 to 5 days can happen in competitive situations. Rural and land purchases commonly need more time, such as 14 days or longer.
In Millen and Jenkins County, plan ahead for septic, well, and land-specific checks. Inspectors may travel from nearby towns, and some tests require lab time. Build in a cushion so you can complete everything without rushing.
A simple 14-day schedule you can follow
Here is a practical timeline if you secure a 14-day due diligence period. Adjust the steps to fit your contract dates.
Day 0 (contract executed)
- Pay due diligence fee if required and deposit earnest money as agreed.
- Start your loan application and confirm lender milestones.
- Order a survey if one is not available. Request seller disclosures and repair history.
Days 1–3
- Schedule general home inspection and termite/pest inspection.
- Order septic and well inspections if the property uses private systems.
- Ask your agent to pull the recorded plat and deed and check for permits on file.
Days 3–7
- Review the general inspection report.
- If needed, book specialists for roof, HVAC, chimney, structural, or mold concerns.
Days 7–10
- Review the title commitment with the closing attorney or title company.
- Confirm flood zone status using the FEMA Flood Map Service Center.
- Coordinate with your lender on appraisal timing and any loan conditions.
Days 10–13
- Draft repair requests, credit proposals, or a price adjustment based on findings.
- If issues are unacceptable, prepare written termination according to the contract.
Day 14 (last day)
- Deliver your decision in writing by the contract deadline.
- If proceeding, confirm all agreed repairs, credits, or escrows in writing and move toward closing.
Key inspections for Jenkins County buyers
Certain checks are especially useful in our area. Your general home inspection sets the foundation, then you add focused tests as needed.
- General home inspection: Structure, roof, electrical, plumbing, and HVAC.
- Termite and pest inspection: Very common in Georgia and worth prioritizing.
- Septic system: Confirm function, tank and drainfield location, capacity, and any records with the county health department.
- Private well: Water quality testing for bacteria and nitrates, plus pump, flow, and pressure checks.
- Survey and access: Verify boundaries, easements, and access, especially for shared drives or gates.
- Flood and drainage: Check FEMA flood maps and be mindful of low-lying areas near creeks.
- Specialty inspections if needed: Roof, HVAC, chimney, foundation or structural engineer, mold, or radon based on the home and initial findings.
Title, survey, zoning, and local records
Order a recent survey to confirm property lines and to spot any encroachments or easements. Review the title commitment for liens, covenants, and exceptions you want removed. Ask your agent to coordinate with Jenkins County offices for recorded plats, permits, and zoning or use notes. This helps you avoid surprises about access, outbuildings, manufactured homes, or land use.
Your options during the period
You have several choices during due diligence. The best path depends on what your inspections show and your goals.
- Move forward as-is if everything checks out.
- Ask for repairs, credits, or a price adjustment for material issues.
- Request an extension of the period if you need more time and the seller agrees in writing.
- Terminate in writing by the deadline if the property no longer fits your needs.
After the period ends, you usually lose the unilateral right to cancel for inspection reasons. At that point, your options depend on any other contingencies stated in the contract.
Smart negotiation tips
- Focus on safety and major systems first. Think roof, structure, electrical, septic, and well.
- Consider credits or price reductions if repairs are complex or time is tight.
- For rural tracts, clarify access rights, shared drive maintenance, and any timber or use encumbrances.
- Put every agreement in writing. Verbal promises do not count at closing.
Avoid these common mistakes
- Waiting to book inspectors. Schedules can fill quickly in a small market.
- Skipping septic or well testing on rural homes. These systems can be costly to repair.
- Missing the written deadline. Notices must be delivered exactly as the contract requires.
- Confusing the two payments. Know how your due diligence fee and earnest money are handled.
How a local Millen agent helps you
A local team can streamline your due diligence from day one. You get clear contract guidance, rapid scheduling with area inspectors, and coordination with your lender and closing attorney. Your agent will prepare and deliver repair requests, extensions, or termination notices on time and keep records organized. That support helps you protect your money and keep your closing on track.
A quick checklist to carry with you
- Confirm the exact start and end dates for due diligence and how notices must be delivered.
- Schedule general, termite, septic, and well inspections immediately. Order a survey if needed.
- Ask for seller disclosures and any available permits or repair receipts.
- Review title and recorded documents and confirm flood zone status.
- Align appraisal timing and loan milestones with your lender.
- Prepare written repair requests or termination, and send them before the deadline.
Ready to talk through your timeline and next steps in plain language? Connect with Brooke Black to get a local game plan, trusted inspector referrals, and steady guidance from contract to close.
FAQs
What is Georgia’s due diligence period in plain terms?
- It is a negotiated time after contract signing when you investigate the property and decide whether to proceed, request repairs or credits, or cancel per the contract.
How long should my due diligence be in Millen?
- Many buyers aim for 7 to 21 days. Rural properties often need 14 days or more for septic, well, and survey work, depending on scheduling and lab turnaround.
Is the due diligence fee refundable if I cancel?
- It depends on your contract. Many Georgia forms make the due diligence fee nonrefundable once paid, while earnest money is often refundable if you terminate properly within the period.
What inspections matter most for Jenkins County homes?
- General home and termite inspections, plus septic and well testing if applicable. Also consider a current survey and confirm flood zone status and access.
Can I extend my due diligence period if I run out of time?
- Yes, but only with the seller’s written agreement. Use an addendum that clearly states the new deadline and how fees are handled.
What if the appraisal arrives after my due diligence ends?
- The due diligence window covers inspection-related rights, not the lender’s timeline. Your options then depend on other contract contingencies, such as financing terms.