Buying a home in Inman is exciting, but the due diligence period can feel like a sprint with a lot on the line. You want time to inspect, ask questions, and make a confident decision without risking your entire deposit. The good news is South Carolina contracts give you tools to do exactly that when they are written correctly. In this guide, you’ll learn how due diligence works here, what inspections to prioritize in Spartanburg County, and how to use your findings to negotiate effectively. Let’s dive in.
South Carolina due diligence explained
In South Carolina, most residential contracts include a negotiated Due Diligence Period and a Due Diligence Fee. The fee is typically paid to the seller at signing and is commonly nonrefundable. In exchange, the Due Diligence Period gives you a window to inspect, run tests, and terminate for any reason within that period.
Earnest money is separate. It is usually held by a neutral party and, in common practice, remains refundable if you terminate during your Due Diligence Period. If you try to cancel after the period ends without an agreed remedy, your earnest money may be at risk.
Think of the fee as paying for an option to decide with more information. During the window, you schedule inspections, pull records, get contractor estimates, and line up your financing. Always confirm exact terms in your contract and review deadlines with your agent and, when needed, an attorney.
Inman timelines at a glance
Local practice in Inman and greater Spartanburg County often lands Due Diligence Periods between 7 and 14 days. In competitive situations, you may see shorter periods or higher fees. Plan your calendar with these realities in mind:
- General home inspection: usually scheduled in the first 3 to 7 days if inspectors are available.
- Specialized inspections: septic, well, WDI, radon, mold, roof, chimney, or structural engineer visits can take 3 to 14 days to schedule.
- Contractor estimates: credible repair quotes for bigger items often take 3 to 10 business days.
- Closing timeline: most mortgages target 30 to 45 days to close, so inspection delays can ripple.
A simple sample timeline you can adapt to your contract:
- Day 0: Contract signed, fee paid, due diligence begins.
- Days 1–3: Schedule and complete the general home inspection.
- Days 3–7: Line up septic or well checks, WDI, radon, or other specialty tests. Start bids for major items.
- Days 7–10: Compile reports and estimates. Prepare a repair or credit request, or elect to terminate.
- End of period: Deliver termination or amendments before the deadline to preserve your options.
Inspector and contractor capacity around Inman can be tighter than larger metros. Book early and consider paying for expedited appointments if your window is short.
Inspections to prioritize
General home inspection
A licensed inspector evaluates the structure and systems so you can understand condition, safety, and likely expenses. Expect a focused look at:
- Structural elements, foundation, framing, and signs of movement.
- Exterior components, roof covering, flashing, gutters, siding, grading, and drainage.
- Interior finishes, floors, walls, ceilings, doors, and signs of water intrusion.
- Mechanical systems, HVAC operation and age, water heater, plumbing leaks and pressure, electrical service, visible wiring, and panel condition.
- Safety items, including smoke and CO detectors, handrails, stairs, and GFCI/AFCI protection.
Specialized inspections
Order specialty inspections based on the property type, loan, and what your general inspection reveals.
- Wood-destroying insect inspection for termites and borers, a common concern in the South Carolina climate.
- Septic system evaluation for function and permit status when the home is not on municipal sewer.
- Well inspection and water testing for potability and contaminants when a private well serves the home.
- Radon testing using short-term or continuous monitors, especially if recommended after your initial inspection.
- Mold or indoor air quality testing when moisture or staining is present.
- Chimney, pool, or roof specialists, when applicable.
- Structural engineer review if significant cracking, settlement, or framing changes are identified.
- Asbestos or lead testing for older homes, particularly those built before 1978 for lead-based paint concerns.
Construction priorities in Inman
Led by a broker-in-charge with a construction background, our team leans into items that matter most to safety, cost, and long-term performance in Spartanburg County homes:
- Foundation and drainage: look for active settlement, step cracks, grading that pushes water toward the house, and patched repairs that may hide movement.
- Roof and flashing: verify covering age and check flashing at roof-to-wall intersections, valleys, and chimneys where leaks often start.
- Water intrusion and ventilation: watch for stains, rot, or mildew around windows, penetrations, and attic ventilation.
- Framing and load-bearing: confirm no undersized spans, cut or notched beams, or DIY alterations.
- HVAC and ductwork: age, service history, energy losses from leaky ducts, and proper installation.
- Electrical safety and capacity: look for outdated wiring types, panel issues, and modifications.
- Plumbing materials: identify galvanized or polybutylene lines and any active leaks; confirm shutoff access.
- Site conditions: grading, gutter discharge, retaining walls, and large trees near the foundation.
- Additions and permits: verify permit history for additions, decks, and electrical upgrades with the county or city.
Gaps to watch beyond basics
A standard inspection is visual and noninvasive. When red flags pop up, add specialists. Items often missed without deeper checks include:
- Concealed structural repairs hidden behind finishes.
- Missing or inadequate flashing behind siding or under windows.
- Septic drain field problems that require dye or level testing.
- Hidden rot or damage under decks and porches.
From findings to negotiation
Your main options
During the Due Diligence Period, you can:
- Terminate before the deadline, for any reason, typically forfeiting the fee but preserving earnest money under common practice.
- Request repairs, with a written list specifying licensed contractors and a clear scope.
- Request a credit or price reduction so you can handle repairs after closing.
- Ask for an escrow holdback at closing to fund specific repairs on a defined timeline.
- Proceed as-is when issues are minor.
Tactics that work locally
- Prioritize health, safety, structure, and lender-required items over cosmetics.
- Use written contractor estimates for significant repairs. Two bids help anchor the conversation.
- Be specific. Define what will be fixed, the standard, who will perform the work, and by when.
- Consider a credit if the seller cannot coordinate repairs or if vendor access is limited.
- Use escrow holdbacks carefully and only with clear scope and release conditions.
- For structural concerns, get an engineer’s report, then base the remedy and pricing on that professional guidance.
- If time is tight, request a short written extension or an amendment that preserves your protections while bids are finalized. Sellers may ask for an additional fee for more time.
Keep documents and deadlines tight
Put every request, response, repair agreement, credit, escrow, and extension in writing. Track the end of your Due Diligence Period, any objection deadlines, and the closing date. Small calendar mistakes can have big financial consequences.
Local next steps and resources
Here is a quick checklist to start strong the moment your offer is accepted:
- Pay the Due Diligence Fee and deposit earnest money as your contract requires.
- Book your general home inspection within 48 to 72 hours when possible.
- Order lender-required checks, such as WDI for certain loans and well or septic for private systems.
- Request seller disclosures, HOA documents, and any receipts or warranties for recent work.
- Pull permit history through Spartanburg County or the City of Inman to verify additions and major upgrades.
- Line up licensed specialists and contractors, ask for references, and request proof of insurance.
Public agencies and organizations that can help with facts and guidance include Spartanburg County Building Codes and Planning, the City of Inman, Clemson Extension, the South Carolina Department of Health and Environmental Control, and the South Carolina REALTORS forms and guidance. Your agent can point you to the right office based on the question.
Buying in Inman should feel confident, not rushed. With a clear plan for due diligence, the right inspectors, and a practical negotiation strategy, you can protect your budget and still make your closing date. If you want a construction-savvy partner to help coordinate inspections, interpret reports, and price repairs, reach out to the team at Brighten Real Estate Group.
FAQs
What is the Due Diligence Fee in South Carolina home purchases?
- It is a negotiated fee paid to the seller at contract signing that typically gives you the option to terminate for any reason within the Due Diligence Period; whether it is refundable depends on your contract, but it is commonly nonrefundable.
How long should my Due Diligence Period be for an Inman purchase?
- Many local deals use 7 to 14 days, but adjust based on property complexity, need for septic or well testing, structural reviews, and overall market competitiveness.
Can I extend the Due Diligence Period after we are under contract?
- Only if both parties sign a written amendment. In competitive situations, a seller may request an additional fee to grant more time.
Which inspections are must-haves for homes in Spartanburg County?
- Start with a general home inspection, then add WDI, septic or well evaluations as applicable, and bring in structural, HVAC, mold, or radon testing based on findings or loan requirements.
If the inspector finds major issues, will the seller pay for repairs?
- It depends on the severity, cost, leverage, and market conditions. You can request repairs, a credit, a price reduction, or an escrow holdback, and the seller may counter.
Who usually pays for specialty inspections and contractor estimates?
- Buyers typically pay for their inspections and specialist reports. If repairs are negotiated, the seller may pay for agreed work or remediation at or before closing.
