South Carolina Due Diligence Explained For Greenville Buyers

Buying in Greenville and keep hearing about South Carolina’s due diligence period and fee? You are not alone. This short window can protect your money and your peace of mind if you use it wisely. In this guide, you’ll learn what due diligence means in South Carolina, what to do in Greenville specifically, and how to line up inspections, financing, and negotiations so you can move forward with confidence. Let’s dive in.

What due diligence means in SC

In South Carolina, your due diligence period is a negotiated window after the seller accepts your offer. During this time you can inspect the home, review documents, finalize financing, and decide whether to move forward. You may terminate within this period for any reason if your contract allows it. If you cancel on time, you typically get your earnest money back, while the seller keeps the due diligence fee.

Due diligence fee vs. earnest money

These are two different funds with different rules. The due diligence fee is paid directly to the seller at contract acceptance. It is usually non-refundable and compensates the seller for taking the home off the market. If you close, the fee is commonly credited at closing. Earnest money is a good-faith deposit held by a title company or closing attorney. If you terminate properly within the due diligence period, earnest money is typically returned according to the contract.

How long is typical in Greenville

Most Greenville buyers negotiate 7 to 14 days. In a hot multiple-offer situation, you might see 3 to 5 days. For homes with septic, wells, acreage, or complex renovations, 14 to 30 days can be useful. The exact number of days and deadlines must be written in the contract.

Your first 72 hours

Speed matters. On day one, schedule a general home inspection. Ask your inspector about any needed specialists and start booking them right away. Share your contract timelines with your lender and the title company so appraisal, title review, and escrow items stay on track.

Greenville inspection priorities

A general home inspection is your baseline. Typical pricing ranges often fall around 300 to 600 dollars depending on size and scope. In the Upstate, also consider a wood-destroying insect inspection since termites are a known risk. Many buyers add crawlspace and foundation checks because Piedmont clay soils and drainage can affect stability and moisture.

If the property is not on public sewer, schedule a septic inspection. If it uses a private well, order well-water testing for bacteria and basic contaminants. For older homes or lots with mature trees, a sewer line camera scope can flag root intrusion. Roof and chimney inspections are common negotiation points, and specialty HVAC, electrical, or plumbing reviews can be smart if the general inspector identifies concerns. Radon levels vary by house, so consider testing, especially with finished basements or crawlspaces.

Environmental and location checks

Greenville’s humid climate makes moisture management a priority. Pay attention to roof age, gutters, grading, and crawlspace ventilation or encapsulation. Homes near the Reedy River or creeks may fall within FEMA flood zones, so evaluate flood risk and the need for an elevation certificate when appropriate. In older in-town areas, verify that additions or renovations were permitted through City of Greenville or Greenville County offices.

Common contingencies to know

Most contracts include an inspection or general due diligence contingency. Financing and appraisal contingencies are common and may run alongside or beyond your due diligence window. Title review, HOA document review, and sometimes the sale of your current home can also be part of the deal. The length of due diligence, size of the due diligence fee, earnest money amount, repair credits, and closing timing are all negotiable.

Typical outcomes after inspections

You can request repairs or a credit, and the seller can agree, decline, or counter. If you discover issues and cannot reach agreement, you may terminate during due diligence under the contract and recover your earnest money, while the seller keeps the due diligence fee. Many buyers choose to proceed with known defects if the price or credit makes sense. If a major problem surfaces after due diligence and you still close, your options may be limited unless there was misrepresentation.

Sample 10–14 day checklist

• Day 0: Offer accepted. Pay due diligence fee to seller and deposit earnest money with the title or closing attorney named in the contract.
• Days 1–2: Schedule general home inspection. Share deadlines with lender and title company. Start appraisal scheduling.
• Days 3–5: Order specialty inspections as needed, such as WDI, crawlspace/foundation, septic, well-water test, sewer scope, roof, chimney, or HVAC.
• Days 6–8: Review inspection reports with your agent. Verify permits with the City of Greenville or Greenville County if there are additions or recent renovations. Check flood zone status if relevant.
• Days 8–10: Decide whether to request repairs, seek a credit, or terminate. Confirm title search progress and any survey needs.
• Last day of due diligence: Deliver any repair requests or termination in writing following the contract’s notice rules.

When to involve local pros

• Your Greenville agent: before you write the offer, to set a smart due diligence length and fee.
• Home inspector: within 48 to 72 hours after acceptance.
• Specialty inspectors: as soon as the general inspector flags a need, or immediately for known items like septic or well.
• Lender: early, to confirm loan conditions and appraisal timing.
• Title or closing attorney: early, to coordinate earnest money, title search, and any survey questions.
• Real estate attorney: for complex terms or permit and disclosure concerns.

Local scenarios to guide you

• Downtown historic bungalow, such as North Main: Focus on older wiring, roof life, and crawlspace moisture. Verify permits for past additions with the City. Ten to fourteen days can help fit in specialty inspections.
• Edge-of-suburb acreage near Travelers Rest or Taylors: Prioritize septic inspection and well-water testing. Consider a survey review for access or easements and a sewer scope if there is an older connection. Fourteen or more days often helps with scheduling.
• New construction or major renovation: Confirm final inspections, certificate of occupancy, punch list, and builder warranties. A slightly longer period can allow for municipal signoffs and final walk-throughs.

Avoiding common pitfalls

• Do not wait to schedule inspections. Book on day one to leave time for follow-ups.
• Confirm how to deliver notices. Your right to terminate depends on written notice before the deadline.
• Align lender and appraisal timing with your due diligence window.
• Verify permits and flood risk early. Unpermitted work and flood insurance needs can change your costs and your decision.

Your next step

If you want a clear plan for your offer and due diligence in Greenville, connect with a local advisor who knows the micro-markets and the process end to end. For a calm, step-by-step approach and investor-savvy insight on repairs and credits, reach out to Amanda Holmes. She will help you set the right timeline, coordinate inspections, and negotiate with confidence.

FAQs

In South Carolina, what is the due diligence period and how does it protect me?

• It is a negotiated window after contract acceptance that lets you inspect, review documents, and terminate for any reason per the contract, usually with earnest money returned while the seller keeps the due diligence fee.

Can the seller keep my due diligence fee if I cancel during due diligence?

• Yes, the due diligence fee is typically non-refundable and goes to the seller, while earnest money is usually returned if you terminate properly within the due diligence period.

How long should my due diligence be in Greenville?

• Seven to fourteen days is common, three to five in competitive situations, and fourteen to thirty for homes with septic, wells, acreage, or complex renovations.

Which inspections should I prioritize in Greenville County?

• Start with a general inspection, then add WDI/termite, crawlspace and foundation, septic and well if applicable, sewer scope for older lines, and roof, chimney, HVAC, electrical, or plumbing specialists as needed.

Are lenders requiring all these inspections?

• No, lenders usually require an appraisal and may request specific reports like a WDI, but most inspections are for your protection and negotiation leverage.

Where is earnest money held and when do I get it back?

• It is typically held by the title company or closing attorney named in the contract and is usually returned if you terminate properly within the due diligence period.

What happens if a major issue appears after due diligence ends?

• Options are limited once due diligence expires unless there was misrepresentation, which is why thorough inspections and review during the period are essential.