FIRST-TIME BUYERS · GEORGIA

Due Diligence in Georgia: The Safety Net Built Into Your Contract

Reviewed by Susan Pryor, Licensed Mortgage Loan Originator, NMLS #157369 — Updated August 2026

This guide covers Georgia purchase contracts. If you’re buying in another state we’re licensed in, the details differ — ask us.

Last updated: August 2026

Key Takeaways

  • Georgia due diligence is typically 3–7 days
  • You can cancel for any reason and earnest money is returned
  • Rate lock and inspections start immediately after the offer is accepted
  • Use those first hours to confirm tax, insurance, and rate options before the clock runs out

A lot of buyers hesitate to write an offer because they feel like they need to know everything about the house first.

You don’t. In Georgia, your safety net is built right into the contract.

What is due diligence?

Due diligence is a period defined in your Georgia purchase contract — generally between 3 and 7 days — that gives you the opportunity to cancel for any reason at all. As long as you follow the deadlines and conditions in your contract, canceling during due diligence means you get your earnest money back.

If you don’t like what comes back on the inspection, or you can’t find a loan rate or program you’re comfortable with, you can walk away. That’s the whole point.

What happens in the first 24 hours after you go under contract

You can’t lock a rate until you’re under contract on a specific address. So the clock starts the moment your contract goes binding — and here’s how we use it:

Step 01

Research taxes, insurance, and rate options

Within 24 hours, we research the property taxes, estimate your insurance cost, and show you all six rate options for your exact loan — because at any given moment there are many rates available, and you deserve to see all of them and choose what’s best for your family.

Step 02

Know your rate, payment, and cash to close

That means within one day, you know your rate options, your payment, and your cash to close. No surprises — and your due diligence clock has barely started.

Step 03

Order the home inspection

At the same time, you’ll order your home inspection. The inspector reports back on the condition of the property while your safety net is still open.

Why this matters before you ever write an offer

Knowing your safety net exists changes how you shop. You don’t need every answer before you make an offer — you need to know that if the answers come back wrong, you can leave with your earnest money. That’s exactly what due diligence is for.

When that day comes, send us the contract right away and we’ll get to work.

FAQ

Common Questions

It’s negotiated in your contract — generally 3 to 7 days. Your agent will set the length as part of your offer, and it’s one of the levers that can make an offer more or less attractive to a seller.

Yes — as long as you cancel within the period and follow the deadlines and conditions in your contract, your earnest money comes back to you.

During due diligence, yes. A bad inspection, financing terms you don’t like, or simply a change of heart — the contract doesn’t require you to justify it.

Once you’re under contract on a specific address. Within 24 hours of receiving your contract, we show you six rate options with your payment and cash to close for each.

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About Southern Mortgage Authority — Susan Pryor, Branch Manager | Licensed Mortgage Loan Originator, NMLS #157369, has served 6,000+ clients over 25 years. Based in Marietta, GA and licensed in 13 states. Call 678-712-2063 or send us a message.

Susan Pryor NMLS #157369 | Ark-La-Tex Financial Services, LLC NMLS #2143 d/b/a Benchmark Mortgage | Equal Housing Lender. Not a commitment to lend. All loans subject to credit approval.