Due Diligence In SC: A Buyer’s Guide For Augusta Road

Buying a home on Augusta Road is exciting, but older homes and tight timelines can make the due diligence period feel intense. You want enough time to inspect, negotiate, and make a confident decision without losing your spot. This guide breaks down how due diligence works in South Carolina, what to prioritize with Augusta Road properties, and how to structure your offer so you protect your budget and your peace of mind. Let’s dive in.

Due diligence basics in South Carolina

What due diligence means

In South Carolina, due diligence is a buyer‑negotiated window written into the contract. During this period, you complete inspections, order specialty tests, confirm financing, and decide whether to move forward. If the standard form is used, you may terminate during this period for any reason as long as you give written notice on time per the contract.

Due diligence fee vs. earnest money

You will likely see two separate payments in your contract:

• Due Diligence Fee: Paid directly to the seller at ratification. It is generally non‑refundable if you terminate or fail to close. It is usually credited to the seller at closing.
• Earnest Money: Held by an escrow agent. If you terminate within the due diligence period, this is typically refundable to you based on the contract terms. If you breach after due diligence expires, the seller may have a claim to it.

Amounts and rules depend on your signed contract. Always confirm deadlines and definitions before you sign.

Deadlines rule everything

Everything hinges on the dates in your contract. Watch the due diligence expiration date and time, any financing or appraisal contingency deadlines, and the notice procedures for repair requests or termination. If you miss a deadline, you may have fewer options and more risk.

Pick the right timeline

Typical lengths in Greenville

Due diligence lengths vary from a few days to 30 or more. In competitive Augusta Road situations, shorter periods and higher due diligence fees can make your offer stronger. If the market is calmer, you might secure a longer window without paying a large fee.

A 14‑day example timeline

Here is a practical workflow many buyers use for a 14‑day period:

• Day 0: Contract ratified. Pay due diligence fee to the seller and earnest money to escrow per contract.
• Days 0–2: Book a general home inspection immediately. Many inspectors can fit you in within 48 to 72 hours.
• Days 2–7: Complete the general inspection. Order specialty inspections your inspector recommends, such as sewer scope, structural engineer, HVAC specialist, termite or WDI report, chimney, radon, or lead risk assessment if the home was built before 1978.
• Days 7–10: Receive specialty reports. Gather contractor estimates for major items.
• Days 10–13: Finalize and submit your written repair or credit request. Prepare to terminate if needed before the deadline.
• Day 14: Due diligence expires at the stated time. If you have not given proper notice by then, your options may be limited.

Inspections for Augusta Road homes

Start with a general inspection

A licensed general inspector is your first call. This inspection identifies safety issues, roof condition, visible structural concerns, HVAC and plumbing problems, electrical hazards, water intrusion, and signs of pests. Use the findings to decide which specialists to bring in.

Specialty inspections to consider

Older Augusta Road homes often benefit from deeper checks:

• Termite or WDI inspection to identify active or past wood destroying insect activity.
• Structural engineer if you see settlement, foundation cracks, or uneven floors.
• Roof inspection or roofer estimate to confirm remaining life and spot leak points.
• HVAC evaluation for older systems, including remaining life and replacement costs.
• Electrical inspection for outdated wiring, undersized panels, or aluminum wiring.
• Sewer scope to check older clay or cast‑iron laterals for breaks or roots.
• Lead‑based paint testing for pre‑1978 homes, along with required disclosures.
• Asbestos or mold testing when indicated by the general inspection.
• Chimney and fireplace inspection for safety and function.

Common issues in older homes

With historic charm comes age‑related wear. Watch for moisture intrusion in crawlspaces, grading or drainage problems, and downspouts that dump water near the foundation. Expect possible rot in porches and trim, outdated plumbing materials, and two‑prong or ungrounded outlets. Mature tree roots can affect foundations or sewer lines, and older materials may require special handling, permits, or review if the property is within a historic area.

Strategies for repairs and credits

Your options after inspections

Once you review reports, you can choose to:

• Terminate within the due diligence period.
• Request the seller complete specified repairs before closing.
• Request a credit or price reduction to handle the work after closing.
• Request documentation that repairs were completed by licensed professionals.

How sellers often respond

Sellers may agree to all requests, offer partial repairs, offer a credit, or decline. Whatever you agree to should be captured in a written amendment signed by both parties. Verbal promises are not enough.

Writing strong repair requests

Be clear and specific. Instead of saying “fix the plumbing,” define the scope and who will do the work. For example, “Replace the corroded galvanized service line from meter to home with copper or approved PEX by a licensed plumber, with permits and inspection.” For large projects, many sellers prefer credits so you can choose contractors and control quality.

Escrow holdbacks and lender issues

If repair work may run past closing, an escrow holdback can bridge the gap. Funds are held until work is completed within a set timeframe. Some repairs must be finished before closing because lenders or insurers require them. Get lender guidance early and align your requests with those requirements.

Smart contingency structure

Offer terms to consider

Here is a common structure buyers use on Augusta Road:

• Due Diligence Period: 10 to 14 days, with shorter periods often used in competitive situations.
• Due Diligence Fee: Negotiable, paid to the seller at ratification, credited at closing.
• Earnest Money: Paid to escrow per the contract and refundable during due diligence based on the contract terms.
• Financing Contingency: Align the loan commitment date with the end of due diligence or set a later date if needed.

“Amanda‑style” action steps

• Day 0: Ratify the contract and confirm inspector availability. Order the general inspection immediately.
• Days 1–3: Complete the general inspection. Flag any items that could affect safety, financing, or insurance.
• Days 3–7: Order specialty inspections, including sewer scope and WDI. Start gathering contractor estimates for key items.
• Days 8–11: Prepare a prioritized repair or credit request with report excerpts and estimates.
• Days 12–14: Negotiate and finalize an amendment. If you choose not to proceed, deliver termination in writing before the deadline.

Practical tips for older homes

• Prioritize safety items and issues that could affect your loan or insurance.
• Expect cosmetic imperfections. Decide what you can live with and where you want a credit.
• Ask about any historic district or HOA rules that may affect renovations and timing for approvals.

Local checks before you commit

Seller disclosure review

South Carolina requires most sellers to complete a Residential Property Condition Disclosure or Disclaimer. Review it closely during due diligence and compare it to your inspection results. Ask follow‑up questions and request documentation when needed.

Pre‑1978 homes and lead paint

Federal rules require sellers of pre‑1978 housing to provide buyers with lead hazard information and any available reports. During due diligence, you can order testing or a risk assessment. Factor any findings into repair requests or credits.

Permits and historic review

If you plan major repairs or renovations, confirm local permit requirements through the City of Greenville or Greenville County. If the home sits in a designated historic area, check with city planning or preservation staff about exterior changes and timelines.

Lender and insurance timing

Significant structural, electrical, or safety defects can slow loan approval or insurance binding. Share inspection highlights with your lender early. Build enough time into your due diligence to address any lender conditions.

Work with a neighborhood pro

Older Augusta Road homes reward careful buyers who move quickly and stay organized. With a tight, front‑loaded plan, you can reduce surprises, negotiate fairly, and move to closing with confidence. If you want a hands‑on partner to coordinate inspectors, structure your contingencies, and negotiate smartly in this micro‑market, connect with Amanda Holmes. Schedule a consultation.

FAQs

What is the due diligence fee in South Carolina?

• It is a negotiable amount you pay to the seller at ratification, it is generally non‑refundable if you terminate, and it is usually credited to the seller at closing.

How is earnest money different from the due diligence fee?

• Earnest money goes to an escrow agent and is typically refundable if you terminate within due diligence based on the contract, while the due diligence fee is paid to the seller and generally not refundable.

How long should my due diligence be for an Augusta Road home?

• Many buyers complete general and specialty inspections within 7 to 14 days, but the right length depends on market competition and inspector availability.

Can I negotiate repairs after due diligence ends?

• You can ask, but the seller is not obligated to agree once the period that allows you to terminate for any reason has expired, unless other contingencies in your contract still apply.

What if the seller will not fix a major issue?

• During due diligence you can accept the issue, negotiate a credit, or terminate on time per the contract. After due diligence, your options depend on the contingencies that remain in place.