Buying in Spartanburg and hearing a lot about “due diligence”? This period can be the difference between a confident purchase and a stressful surprise. You want to protect your investment, keep your options open, and still write a competitive offer. In this guide, you’ll learn how South Carolina due diligence works, what to inspect in Spartanburg, how repair negotiations play out, and realistic timelines to follow. Let’s dive in.
South Carolina due diligence basics
In South Carolina, due diligence is a negotiated time period in your purchase agreement that lets you investigate the property and decide whether to move forward. You have the right to terminate within that period if you are not satisfied, as long as you follow the contract’s notice rules and deadlines.
Closings in South Carolina are commonly handled by attorneys or title companies. Title searches and title insurance are separate from inspections, but you should review the title commitment during due diligence.
Due diligence fee vs. earnest money
These two payments serve different purposes.
- Due diligence fee: Paid to the seller, usually nonrefundable, compensates them for taking the home off the market while you investigate.
- Earnest money: Held by an attorney, escrow agent, or title company per the contract. If you properly terminate during due diligence, you generally get your earnest money back.
The exact amounts, timing, and handling are defined by the purchase agreement you sign. Read those terms closely.
Termination and notice
Your right to terminate depends on written notice delivered before the due diligence deadline. If you miss the deadline or do not follow the contract’s notice steps, you may lose the broad right to back out and risk your earnest money. Keep a clear calendar and work with your agent to track dates.
Seller disclosures
Sellers commonly complete a South Carolina Property Condition Disclosure. Review it early. Even if a disclosure is provided, you should still complete your own inspections and records searches.
What to inspect in Spartanburg
Due diligence is your time to gather facts. Spartanburg has a mix of older homes, rural properties, and neighborhoods with different utility setups, so tailor your inspections to the property.
Home and systems
- General home inspection for structure, roof, foundation, windows, and finishes
- HVAC evaluation including age and maintenance
- Plumbing and electrical checks for safety issues
- Roof inspection for leaks and remaining life
- Crawlspace and attic inspection for moisture, insulation, and pests
- Mold or air quality testing if signs are present
- Asbestos or lead testing as appropriate, especially for older homes
- Radon testing if you are concerned
- Termite and wood‑destroying insect inspection, which is common in the Southeast
Site, wells, septic, and drainage
- Septic inspection and pump records if the home is not on public sewer
- Well water testing for bacteria, nitrates, and other parameters for properties on private wells
- Flood risk review using local maps, paying close attention to creeks and low spots
- Soil or drainage concerns, especially for rural or hillside lots
In older or outlying parts of Spartanburg County, wells and septic systems are more common. Prioritize these checks early so you have time for results and follow‑up.
Title, survey, and use
- Title search for liens, easements, or deed restrictions
- Boundary survey or review of an existing survey to confirm lot lines
- Zoning and permitted uses through the local planning department
- Any code violations or outstanding permits through city or county records
HOA and community documents
- Covenants, bylaws, budgets, and any pending assessments
- Resale certificates where applicable
Environmental and health items
- Lead‑based paint disclosure for homes built before 1978
- Underground storage tank history for applicable parcels
- Wetlands or protected areas that might affect improvements
What you cannot assume
Some items require agreement or legal work. Set expectations up front.
- You cannot force a seller to fix everything. Repairs are negotiable.
- You cannot unilaterally “cure” title issues. Title problems require legal resolution or seller action.
- You cannot extend your rights beyond the contract. Any changes or extensions must be in writing and signed by both parties.
Repair requests and negotiations
Here is how repair negotiations usually unfold in South Carolina:
- You complete inspections during due diligence.
- You submit a written repair request or inspection objection.
- The seller responds by agreeing to repairs, offering a credit or price reduction, declining, or proposing a compromise.
- Both parties document the final agreement in a signed amendment. Verbal promises are not enough.
In Spartanburg, sellers often prefer credits or price reductions rather than coordinating multiple contractors. For major structural or safety items like roof failures or active leaks, buyers often ask for seller repairs or an escrow holdback to ensure the work is completed before closing. Termite findings frequently lead to seller‑paid treatment or a credit. For septic or well failures, costs can be significant, so buyers may negotiate credits, require repairs, or walk away if the issue is not resolvable within budget and timeline.
If your financing falls through during due diligence and your contract provides for termination, you generally can cancel and receive your earnest money back. Some buyers also negotiate a separate financing contingency. The contract language controls your options, so read it closely.
After due diligence ends, your broad right to terminate for any reason usually ends too. At that point, backing out without contractual grounds may put your earnest money at risk. If new issues emerge after the deadline, you can try to negotiate, but the seller is not obligated to agree.
Timelines that work in Spartanburg
Due diligence length is negotiated. Many South Carolina contracts use one to three weeks, but your choice should match the market conditions and the property’s complexity.
- Home and WDI inspections: Often scheduled within 24 to 72 hours of appointment.
- Well water testing: Results can take several days or more, depending on lab timing.
- Septic inspections: Allow several days to schedule and complete, plus time for quotes.
- Radon testing: Typically 48 to 72 hours.
- Survey: Can take weeks, depending on surveyor workload.
Aim to submit repair requests early so you have time to review contractor quotes and negotiate before the deadline.
A practical timeline
- Day 0: Contract is ratified. Deliver the due diligence fee per contract.
- Days 1–3: General home inspection and WDI inspection.
- Days 1–7: Order well, septic, radon, HVAC, chimney, or other specialty inspections as needed. Order title work and review early.
- Days 3–10: Review reports, gather estimates, and draft repair requests.
- Before the deadline: Finalize repairs or credits in writing, or deliver a termination notice on time.
Strategy in different markets
Your due diligence plan should fit current market conditions.
- Seller’s market: You may offer a shorter due diligence period and a higher due diligence fee to compete. This increases risk, so line up inspectors quickly and prioritize the most critical tests.
- Balanced or buyer’s market: You have more room to request longer windows, more specialized inspections, and lower due diligence fees.
- Older or repair‑heavy inventory: Budget extra time for contractors and quotes. Focus on the roof, foundation, electrical, plumbing, and moisture control.
Spartanburg buyer checklist
Use this list to stay on track.
Right after contract
- Confirm the due diligence length, fee amount, earnest money, and delivery instructions in the contract.
- Verify who holds earnest money and when it must be deposited.
- Talk with your lender about appraisal timelines and any lender‑required inspections.
During due diligence
- Hire a licensed home inspector with Spartanburg experience.
- Order a WDI inspection from a licensed pest company.
- If the home has a well: order water testing for bacteria, nitrates, and other parameters.
- If the home has septic: arrange an inspection and any needed pump or dye tests.
- Order roof, HVAC, chimney, or structural evaluations if the general inspection flags issues.
- Consider a radon test if you are concerned.
- Review seller disclosures and HOA documents.
- Order a title commitment and have a closing attorney or title agent review exceptions.
- Order a survey if lot lines or encroachments matter to you.
- Gather estimates for repairs you might request.
- Submit your repair requests in writing with time to negotiate.
Negotiation and documentation
- Agree on repairs or credits and document them in a signed amendment.
- If you are not satisfied, deliver written termination before the deadline to preserve your earnest money rights.
- Coordinate any lender‑required repairs or certifications.
Closing prep
- Re‑inspect repairs if appropriate.
- Confirm agreed credits on the closing statement.
- Review title insurance and closing funds.
Spartanburg tips
- Use local vendors who understand Upstate soils, foundations, and moisture patterns.
- Prioritize septic and well checks early for rural or older homes.
- Track deadlines carefully. Missing a notice deadline can cost you leverage and money.
- Keep every agreement in writing. Verbal promises do not protect you.
Common pitfalls to avoid
- Waiting to schedule inspections, then running out of time to negotiate.
- Assuming the seller must fix every item on an inspection report.
- Overlooking title issues or HOA rules until late in the process.
- Skipping well, septic, or WDI inspections on properties where they matter most.
- Missing the written notice deadline and losing your broad termination right.
Get local, hands‑on help
Due diligence is about speed, accuracy, and clear documentation. You want a team that can coordinate inspectors, read reports with a builder’s eye, and negotiate practical solutions. Brighten Real Estate Group is a local, independent brokerage serving Spartanburg County that blends residential expertise with construction know‑how and end‑to‑end service. If you are planning a purchase, we can help you set smart timelines, line up trusted local vendors, and navigate repair negotiations with confidence.
Ready to make your Spartanburg offer stand out while protecting your interests? Connect with the team at Brighten Real Estate Group for local guidance tailored to your goals.
FAQs
What is the due diligence period in South Carolina?
- It is a negotiated time in your purchase contract that lets you inspect the home, review title and documents, and terminate for any reason within the period if you follow notice rules.
How is the due diligence fee different from earnest money?
- The due diligence fee is usually nonrefundable and paid to the seller, while earnest money is held in escrow and is generally refundable if you terminate properly within due diligence.
What inspections matter most for Spartanburg homes?
- A general home inspection, WDI inspection, and roof evaluation are standard. For rural or older properties, prioritize well water testing, septic inspection, and moisture checks in crawlspaces.
Can I back out if my loan falls through during due diligence?
- Often yes, if your contract allows termination during due diligence and you give timely written notice. Some buyers also negotiate a separate financing contingency for added protection.
How long should my due diligence period be in Spartanburg?
- Many contracts use one to three weeks. Choose a length that fits market conditions and the time you need for specialized tests like well, septic, radon, and surveys.
Who handles closing and title work in South Carolina?
- Closings are commonly handled by attorneys or title companies. Title searches and title insurance are separate from inspections but should be reviewed during due diligence.
Are sellers required to make repairs after inspections?
- No. Repairs are negotiable. You can request repairs or credits, and any agreement must be documented in a written amendment before the due diligence deadline.
