Due Diligence vs Repair Procedure In SC

Buying a home in North Main and unsure whether to lean on South Carolina’s due diligence period or push for repairs after the inspection? You are not alone. Older homes and quick-moving listings can make this choice feel stressful. In this guide, you will learn how each approach works in South Carolina, what timelines to expect in Greenville, and how to decide which path fits your goals and risk tolerance. Let’s dive in.

Due diligence vs repair procedure in SC

In South Carolina, your purchase contract typically includes a negotiated due diligence (DD) period. This is your window to inspect the home, investigate permits and title, confirm financing, and decide whether to move forward. Contracts also address two common money items: a due diligence fee paid to the seller and earnest money held in escrow. The specifics are set by your contract.

Terminating within the DD period usually means the seller keeps the due diligence fee, and the buyer typically receives earnest money back, subject to the contract. Once the DD period ends, your options to cancel or demand repairs become very limited.

What due diligence covers

• General and specialty inspections, title review, and permit checks.
• Appraisal and financing milestones as allowed by the contract.
• The right to move forward, negotiate repairs or credits, or terminate within the period.

What the repair procedure involves

After your inspection, you can request repairs or a monetary credit. Sellers can accept, counter, offer a price reduction, or decline. Outcomes often include:

• Seller completes specified repairs before closing.
• Seller offers a credit at closing.
• Price reduction to offset repairs.
• Buyer accepts the property as is.

Typical timelines in North Main

Timelines are negotiable, but common patterns apply in Greenville:

• Due diligence length: Often 7 to 30 days. In competitive moments, buyers may use 7 to 10 days. For older or complex homes, 14 to 30 days is more common.
• Inspection scheduling: Aim to schedule the general inspection within the first 2 to 5 days of DD. Order specialty inspections right away if needed.
• Repair requests: Submit all requests in writing before DD expires. Seller response times are often 24 to 72 hours.
• After DD: Your ability to terminate or renegotiate is limited. Proceeding past DD without clear contract grounds can put your earnest money at risk.

North Main sellers often expect quick responses because demand is steady for walkable, close-in homes. Have inspectors lined up so you can act fast.

Step-by-step for buyers

1. Get a fully executed contract with DD period and fee; deposit earnest money per contract.
2. Order a general home inspection immediately, ideally within 48 to 72 hours.
3. Review findings and decide: move forward, request repairs or credits, or terminate within DD.
4. Negotiate repairs or credits in writing. Expect the seller to accept, counter, offer a credit, or refuse.
5. If agreed repairs are part of the deal, sign an addendum that outlines scope, contractor requirements, timelines, and permit expectations.
6. Complete financing and appraisal and do a final walk-through before closing.

How market conditions shape leverage

Leverage depends on the market. When inventory is tight and multiple offers are common, sellers push for shorter DD periods and may resist extensive repair lists. In balanced or softer markets, buyers can negotiate longer DD periods and more repairs or credits. North Main has seen both conditions since 2020, with competition fluctuating based on rates and season.

Financing type and your options

• FHA/VA loans: Appraisers or lenders may require certain health and safety repairs to meet minimum standards. Plan carefully because those repairs often must be completed before closing.
• Conventional loans: You have flexibility to negotiate credits or repairs, subject to appraisal and lender requirements.
• Cash buyers: You can accept as-is with a price adjustment or negotiate credits for faster closings.

Common inspection priorities in older North Main homes

Older homes are part of North Main’s charm, but they deserve extra attention. Ask your inspector to focus on:

• Roof and flashing condition
• Foundation settling and crawlspace moisture
• Electrical system age and capacity
• Plumbing materials and leaks
• HVAC age and performance
• Moisture, mold, and insulation concerns
• Termite or pest evidence
• Unpermitted modifications or additions

Structuring a smart repair request

A clear, objective repair request keeps negotiations on track:

• Prioritize critical items. Separate health, safety, and major systems from cosmetic issues.
• Be specific and include documentation. Reference inspector findings and photos. Request a clear remedy, such as repair, replacement, or a credit amount.
• Use a written addendum. Spell out scope, required licenses and insurance, timelines, and who pays for permits.
• Confirm quality. Ask for licensed contractors, receipts, and proof that permits and final inspections were completed if required.
• Plan for timing. If work cannot be finished before closing, discuss an escrow holdback or a credit.

Decision framework: which path fits you

Use your risk tolerance, property condition, and competitiveness to guide your approach:

• Conservative approach

  • DD period of about 10 to 21 days.
  • Focus on health and safety, major systems, and permit compliance.
  • Preserve the option to terminate within DD if issues are not resolved.

• Moderate approach

  • DD period of about 7 to 14 days.
  • Request credits for big-ticket items and accept minor cosmetic work yourself.
  • Keep negotiations tight and documentation clear.

• Win-the-offer approach

  • Short DD period of about 3 to 7 days.
  • Limit repair asks to critical items.
  • Be prepared to accept some risk in exchange for stronger offer terms.

Red flags to pause or walk away

Protect your position during DD. Consider walking away or seeking legal guidance if:

• The seller restricts reasonable inspector access during DD.
• You discover major unpermitted work that the seller will not address.
• Inspections reveal significant structural or environmental hazards and the seller refuses reasonable solutions.
• Title or survey issues cannot be resolved within the DD window.

Local resources you can use

• City of Greenville Planning and Development or Building Permit Office for permit checks and exterior rules in overlay or historic areas.
• Greenville County Register of Deeds for deed history and recorded instruments.
• Greenville County Environmental or Health departments for septic or environmental records.
• South Carolina Association of REALTORS for contract and due diligence guidance.
• Licensed local home inspectors and specialty inspectors who understand older Greenville homes.

Quick buyer checklist during due diligence

• Roof and attic: leaks, flashing, insulation, ventilation
• Foundation, basement, crawlspace: settling, water intrusion
• HVAC systems: age and service records
• Electrical system: safety issues and panel capacity
• Plumbing: materials, leaks, water heater age and condition
• Pest inspection: termites and wood-destroying insects
• Moisture and mold: visible signs and hidden moisture
• Septic or sewer and drainage: functionality and records if applicable
• Unpermitted work or additions: verify permits and approvals
• Appliances, windows, and visible safety hazards

Making the right choice between due diligence leverage and repair negotiations comes down to your timeline, the home’s age and condition, your financing, and the market’s temperature. With a clear plan and the right local guidance, you can protect your position and still write a competitive offer in North Main.

If you are weighing your options, reach out to Ashley Swann for local guidance, skilled negotiation, and concierge coordination from contract to closing.

FAQs

What is the difference between a due diligence fee and earnest money in South Carolina?

• The due diligence fee is paid to the seller for the DD period, while earnest money is held in escrow; terminating within DD usually means the seller keeps the DD fee and the buyer typically receives earnest money back per contract.

How long should the due diligence period be for a North Main home?

• It is negotiable, but 7 to 30 days is common; competitive listings may push for 7 to 10 days, while older or complex homes often justify 14 to 30 days.

Can I cancel after the due diligence period ends in South Carolina?

• After DD expires, cancellation rights are limited to contract conditions; terminating without grounds can put your earnest money at risk.

Do FHA or VA loans require repairs before closing in South Carolina?

• They can; appraisers or lenders may require health and safety repairs to meet minimum property standards, which usually must be addressed before closing.

Should I ask for a seller credit or actual repairs in Greenville?

• It depends on your timeline and the seller’s preferences; credits can speed closing, while repairs may be better if lenders or appraisers require completion before settlement.