Heard the phrase “due diligence” in a Greenville home offer and wondered what it really means? You are not alone. Buyers often confuse inspections, repair talks, and contract rights. You want to protect your money and your timeline without overpaying or missing something important. In this guide, you will learn what South Carolina’s due diligence period is, how it works in Greenville, what fees are at stake, and a step-by-step plan to use your time wisely. Let’s dive in.
What due diligence means in South Carolina
In South Carolina, the due diligence period is a set number of days in your contract when you can investigate the property and choose to move forward or terminate. You can end the contract for any reason within this window. Think of it as your test-drive time.
Most Greenville buyers use standard forms commonly used across the state. These forms define the due diligence period, due diligence fee, earnest money, and deadlines. If you want to review who regulates escrow and licensing, visit the South Carolina Real Estate Commission. For statewide contract standards and education, see South Carolina REALTORS.
Your key protection is not the inspection itself. It is your right to end the contract within the due diligence period if something does not meet your needs.
Due diligence fee vs. earnest money
You will likely see two different funds in your offer:
- Due diligence fee (DD fee). A negotiated, typically non-refundable payment to the seller at contract acceptance. If you terminate during due diligence, the seller usually keeps this fee.
- Earnest money (EM). A separate deposit held in escrow, often by a closing attorney, title company, or brokerage named in the contract. If you terminate within due diligence, earnest money is typically returned to you per contract terms.
If you terminate after the due diligence period without a specific contractual right, your earnest money may be at risk. The exact handling follows the contract and escrow instructions overseen by the South Carolina Real Estate Commission.
What you can do during due diligence
Use this period to investigate everything that matters to your purchase and financing. Common steps include:
- General home inspection and any specialty inspections, such as roof, HVAC, plumbing, electrical, pool, or septic.
- Pest and wood-destroying insect inspection.
- Review seller disclosures, past permits, and code compliance. You can check parcel data and tax info using the Greenville County property portal, confirm deeds and easements through the Greenville County Register of Deeds, and look up permits with Greenville County Planning & Development.
- Order or review a survey and title report through your closing attorney or title company.
- Work with your lender on underwriting, appraisal, and loan commitment.
- Get insurance quotes early. If the home sits in a Special Flood Hazard Area, flood coverage may be required for certain loans. Check parcel risk on the FEMA Flood Map Service Center.
- Review HOA documents if applicable, including covenants and architectural rules.
- Verify utilities and service providers. For example, confirm water service with Greenville Water.
If the property was built before 1978, review required lead-based paint disclosures. You can learn more about the rules from the EPA’s lead-based paint disclosure page.
Repairs and how negotiations work
Inspections help you understand the home, but they do not force the seller to make repairs. After you get reports, you and your agent can submit a repair request or ask for a credit at closing. The seller can accept, counter, or decline.
If an agreement is not reached and you are still within your due diligence period, you can terminate and recover your earnest money per the contract. If you are past the due diligence deadline, backing out without a contingency may put your earnest money at risk. This is why the due diligence period is the main window for both investigating and deciding whether to proceed.
Greenville norms and how to choose your timeline
In Greenville, the length of the due diligence period and the size of the DD fee are negotiable and often market-driven:
- In faster-moving areas or price points, buyers may offer a shorter due diligence period with a higher DD fee to strengthen their offer.
- In more balanced conditions, buyers often negotiate a longer period and a lower DD fee.
Here are two example structures to illustrate how you might plan your timeline:
Example A: Moderate competition
- Due diligence period: 10 to 14 days
- DD fee: modest amount, negotiated
- Earnest money: commonly near 1 percent of purchase price, but negotiable
- Inspections: scheduled within the first 3 business days
- Repair request: submitted by day 7 to 10
- Final decision: by day 14
Example B: Competitive market
- Due diligence period: 3 to 7 days
- DD fee: larger to signal strength
- Inspections: completed within 48 to 72 hours
- Repair expectations: buyer may accept limited repairs or request a credit, or plan to handle work after closing
If you are relocating and need more time to line up specialty inspections, consider negotiating a slightly longer window. If you rely on financing, make sure your loan milestones align with your due diligence deadline or include clear contingency language.
Local inspection priorities in Greenville
Homes across Greenville and Greenville County share a few common themes that are worth prioritizing during due diligence:
- HVAC condition and age. Our humid summers make performance and maintenance important.
- Moisture and crawlspace health. Look for drainage, grading, insulation, and sill or foundation concerns.
- Roof age and storm exposure. Ask about past repairs and recent weather impacts.
- Wood-destroying insects. WDI inspections are common and wise.
- Public sewer vs. septic. If septic, plan a specialized inspection or dye test.
- Permits and additions. Confirm that past additions or garage conversions were permitted through Greenville County Planning & Development.
- Flood and environmental items. Check the FEMA Flood Map Service Center and consider environmental tests based on your inspector’s advice. For general radon guidance, visit the EPA’s radon page.
Negotiable items you control
You and the seller can negotiate many parts of your contract. Common items include:
- Length of the due diligence period
- Due diligence fee and earnest money
- Closing date and occupancy timing
- Who pays for a new or updated survey
- Seller concessions or closing cost credits
- Specific repairs and completion timelines
- A seller credit at closing instead of repairs
- Which appliances and personal property stay
- Response timelines for repair negotiations
- Financing or appraisal contingencies, if included
A larger DD fee and shorter due diligence window can make your offer stand out, but they also reduce your flexibility. Balance strength with protection.
Your due diligence checklist
Follow this simple timeline to stay on track and avoid last-minute stress.
Days 0 to 3: Get started fast
- Confirm how and when to deliver your due diligence fee and earnest money.
- Schedule your general home inspection and any needed specialty inspections.
- Request HOA documents if applicable.
- Share the contract with your lender and confirm appraisal timing and any loan deadlines.
Mid-period: Analyze and negotiate
- Review inspection reports with your agent and inspector. Prioritize safety, structure, and major systems.
- Decide which items you want repaired versus credited.
- Submit a written repair request or amendment within the due diligence window.
- Review the preliminary title report and survey results. Flag questions early with your closing attorney or title company.
Final 2 to 3 days: Decide with confidence
- Evaluate the seller’s response to your repair requests.
- Check appraisal status and loan conditions with your lender.
- Make your choice: proceed, accept a counter, or terminate within the due diligence period if you are not comfortable.
- If you terminate, follow the contract instructions carefully. Expect to forfeit the DD fee and confirm the return process for earnest money.
After due diligence: Stay organized
- Track any agreed repairs or credits and ensure they are documented.
- Keep working with your lender to clear conditions and schedule your final walkthrough.
Insurance, floods, and financing in Greenville
Insurance availability and premiums can impact your monthly budget and loan approval. Get quotes early and ask your lender how insurance estimates factor into your debt-to-income calculation. If a property is in a FEMA-designated Special Flood Hazard Area, flood insurance may be required for certain loans, so check the address using the FEMA Flood Map Service Center.
If you are unsure about utility providers or service areas, contact providers like Greenville Water to confirm service and fees during due diligence.
Your next step
A clear plan turns due diligence from stressful to strategic. If you want local guidance on timelines, fees, and inspection priorities tailored to your target neighborhoods, connect with an expert who knows Greenville’s contracts and customs. Reach out to Laurel Caylor at Coldwell Banker Caine to map out your due diligence strategy and shop with confidence.
FAQs
What is the due diligence period in South Carolina home buying?
- It is a negotiated window in your contract when you can investigate the property and terminate for any reason, with your earnest money typically returned per the contract.
How do the due diligence fee and earnest money differ in Greenville?
- The DD fee is usually non-refundable and paid to the seller at acceptance, while earnest money is held in escrow and is typically returned if you terminate within due diligence.
What repairs can I require the seller to make in Greenville?
- Repairs are negotiable. The seller can agree, counter, or decline. If no agreement is reached, you may terminate within the due diligence period.
How long should my due diligence period be in Greenville?
- It depends on market speed and your inspection needs. Many buyers use 10 to 14 days in moderate conditions and 3 to 7 days in competitive segments.
What local records should I review during due diligence in Greenville County?
- Check the Greenville County property portal for parcel data, the Register of Deeds for easements, and Planning & Development for permits and code history.
