← All articles · October 17, 2026 · By Justin Pollard, J.D., Managing Broker & CEO, Realty ONE Group Edge

Georgia's Due Diligence Period: What Rome, GA Home Buyers Should Know

Historic home on a hill in Rome, GA in the fall — Photo: Thomson200 (CC0) via Wikimedia Commons

Your offer on a Rome home just got accepted. Now the clock that matters most starts ticking: the due diligence period. It's the window when you inspect the house, ask questions and decide whether you really want to buy it. Here's how it works in Georgia and how to use every day of it well.

What the Due Diligence Period Is

Georgia is a buyer beware state, so it's on you to learn about a home's condition before you commit. The standard Georgia REALTORS® purchase and sale agreement (GAR Form F201) handles this with a due diligence period, a set number of days counted from the Binding Agreement Date. You and the seller negotiate how many days you get.

During that window, the contract works as an option. Under the form's language, you can terminate for any reason or no reason, as long as you give the seller notice before the period ends, and your earnest money comes back to you without penalty. If you let the deadline pass without terminating, you've accepted the home "as-is," subject to any amendment you and the seller agreed to.

Option Money vs. Earnest Money

These two payments get mixed up, but they work very differently.

Option money is what you pay the seller for the right to walk away. The form includes $10 of nonrefundable option money, and you can offer more. Any additional option money goes directly to the seller and isn't refunded unless the closing fails because the seller defaults. The contract says whether it counts toward your purchase price at closing.
Earnest money is your good-faith deposit. It's held by the holder named in the contract, not the seller, and it comes back to you if you terminate properly during due diligence. For 2026, GAR added that a check or ACH for earnest money must be drawn on a U.S. financial institution.

In a competitive situation, a bigger option payment or a shorter period can strengthen your offer. Just weigh that against the time you need.

Inspections to Book Right Away

Schedule inspections the day you go under contract. Inspector calendars fill up, and you'll want time to get repair quotes before your deadline.

General home inspection. This covers the roof, structure, plumbing, electrical and HVAC, and it's the backbone of your due diligence.
Termite letter. In Georgia, the "termite letter" is the Official Georgia Wood Infestation Inspection Report. According to the Georgia Department of Agriculture, it's the basis for transferring real property in the state and can only be issued by a pest control company licensed for wood-destroying organisms. Under the state rule, it carries a 90-day guarantee: if an infestation the report certified as apparently absent turns up within 90 days, the company treats it free. FHA and VA loans may require one too.
Septic records. If the home isn't on city sewer, ask for the septic history. Floyd County Environmental Health, at 16 East 12th Street in Rome (706-295-6316), handles septic systems, and records can be requested through Northwest Georgia Public Health's open records process. GAR's 2026 seller disclosure now asks how many bedrooms the system was approved for by the health department, which matters if the listing shows more bedrooms than the permit does.
Radon test. The EPA says to test every home no matter where you live and to fix it if the level is 4 picocuries per liter or higher. UGA Extension runs Georgia's radon program, and the Floyd County Extension office is at 706-295-6210.
Insurance quote. Get a homeowner's insurance quote on the house now, not the week before closing.

Read the Seller's Disclosure Closely

GAR's 2026 update to the Seller's Property Disclosure Statement spells something out: a "no" answer doesn't mean a problem doesn't exist. It means the seller either knows it doesn't exist or doesn't know either way. Treat the disclosure as a list of questions to ask, not a guarantee, and let your inspections confirm what's really going on.

Negotiating Repairs Before the Clock Runs Out

During due diligence, you can ask the seller to amend the contract to address what you found, such as fixing the HVAC, treating for termites or giving you a price reduction. The seller doesn't have to agree. If you can't reach a deal you're comfortable with, your protection is the right to terminate, and that notice has to go out before the period ends.

A few habits keep buyers out of trouble:

Put the exact deadline on your calendar the day the contract is signed.
Plan to finish negotiations a few days early, not on the last afternoon.
If you need more time, get an extension in a signed amendment before your period expires.

This is general information, not legal advice. Your closing attorney can answer questions about your specific contract.

Buying in Rome? Let's Make the Clock Work for You

The due diligence period is one of the most important parts of a Georgia home purchase, and a good plan makes it far less stressful. When I represent buyers in Rome and Floyd County, I help line up inspectors on day one, track every deadline and negotiate repairs while there's still time.

If you're getting ready to buy a home in Rome, GA, call or text me at (706) 685-6478.

Sources: Georgia REALTORS® Purchase and Sale Agreement (GAR Form F201) and GAR's 2026 forms revisions guide; Georgia Department of Agriculture, Official Georgia Wood Infestation Inspection Report fact sheet; Rules of the Georgia Structural Pest Control Act, Rule 620-6-.03; Northwest Georgia Public Health; U.S. EPA radon guidance.

Justin Pollard, J.D. · GA license #374145 · Realty ONE Group Edge, brokerage license #79426 · Office (706) 528-1000