Buying a home in Greer should feel exciting, not overwhelming. One part that raises questions for many buyers is South Carolina’s due diligence period. With the right plan, you can use this time to uncover issues, confirm the details that matter, and move forward with confidence. In this guide, you’ll learn how due diligence works in South Carolina, what is unique to Greer and Greenville County, and a step-by-step checklist to keep you on track. Let’s dive in.
Due diligence basics in South Carolina
In South Carolina, the due diligence period is a negotiated window in your contract. During this time, you can inspect the home, review title, order a survey, confirm insurance and financing, and decide whether to move forward. The length of the period and the tasks you complete are negotiable, so you should set realistic timelines at the start.
Standard forms used in South Carolina set firm deadlines and notice rules. To end the contract within the due diligence period, you must follow the agreement’s written notice requirements. The specifics in your contract control what happens to your money if you terminate.
Due diligence fee vs earnest money
South Carolina uses two different money items in most transactions: a due diligence fee and earnest money. The due diligence fee is paid to the seller soon after acceptance and compensates them for taking the home off the market during the period. If you walk away within the due diligence period, the seller usually keeps the due diligence fee. If you close, it is often credited toward your closing costs or price.
Earnest money is held in an escrow or trust account. If you terminate within the due diligence period using the contract’s process, you can usually recover earnest money per the contract terms. If you miss the deadline or do not follow notice rules, you may risk your earnest money. Always confirm the exact treatment in your specific contract.
Greer-specific checks to run
Zoning and land use
Confirm the property’s zoning and allowed uses with the City of Greer Planning and Development if the home is inside city limits, or with Greenville County Planning if it is in an unincorporated area. Zoning affects additions, accessory structures, and whether rental or short-term rental use is allowed. Get clarity before you plan a renovation.
Utilities and services
Verify water and sewer availability with Greer Utilities or Greenville Water. Ask about meter status, capacity, and any tap or connection fees. Confirm who provides electricity and gas, and check for any utility easements on or near the property.
Septic systems and wells
If the home is not on public sewer or water, confirm septic permits and maintenance history with Greenville County Public Health. For wells, plan for water testing and a review of any available well records. Failing septic or water quality issues can be costly to fix.
Floodplain and drainage
Check FEMA Flood Insurance Rate Maps and Greenville County GIS to learn the home’s flood zone. Ask about local drainage or stormwater concerns that could affect insurance and future permits. Even outside a mandatory flood zone, coverage may still be a smart choice.
Historic and overlay districts
Parts of downtown Greer and nearby areas can carry historic or design guidelines. If the property is in a district, exterior changes may require approvals. Confirm rules before you budget for updates.
Taxes and assessments
Review the property’s tax history and assessed value with the Greenville County Assessor and parcel details on county GIS. Ask about any special assessments, such as stormwater or improvement districts. Understanding taxes helps you plan your total monthly cost.
Permits, code, and prior use
Check the City of Greer or Greenville County for building permit history, open permits, or code violations. If the property had a prior commercial use, consider environmental checks. Unpermitted work can trigger repairs or remediation.
Access, easements, and HOAs
Ask your title company and surveyor to identify easements and access rights, including any driveway permits if the driveway connects to a state road. If there is an HOA, review covenants, architectural rules, dues, and pending assessments. These documents control what you can change on the property.
Your step-by-step timeline
Days 1 to 3
- Pay the due diligence fee and earnest money per the contract.
- Schedule a general home inspection and appraisal if you are financing.
- Order a title commitment and provide your insurance agent with details for quotes.
Days 3 to 10
- Complete specialty inspections as needed: termite and wood-destroying insects, sewer scope or septic inspection, well water testing, radon, mold, chimney, roof, or structural.
- Order or review a boundary or ALTA survey. Surveys can reveal encroachments and easements.
- Pull permit history and check for code issues. Request HOA documents and confirm dues and any pending special assessments.
- Verify utility availability and capacity with Greer Utilities or Greenville Water.
- Run a tax and assessment check with the Greenville County Assessor.
Days 10 to period end
- Review title exceptions and resolve issues with the title company or seller.
- Use inspection results to request repairs or credits. Follow your contract’s timeline for repair requests and responses.
- Address appraisal or financing concerns and decide whether to renegotiate or terminate within the allowed period.
- Confirm any needed municipal approvals are acceptable for your plans.
Post due diligence
- Finalize title insurance and closing disclosures.
- Confirm prorations, credits, and that your due diligence fee will be properly applied at closing.
- Complete final underwriting and schedule your final walk-through.
What inspections reveal in Greer
- General home inspection: Finds visible issues in systems such as electrical, plumbing, HVAC, roof, and foundation. This sets the stage for repairs or credits.
- Termite and wood-destroying insect inspection: Often required for VA loans and common in the area. Detects active infestations and structural damage.
- Septic inspection and pump test: Confirms function, size, and alignment with county records. Failures can be expensive to correct.
- Well water testing: Reviews safety and quality indicators like bacteria or nitrates. Important for habitability and insurance.
- Flood zone review: Influences required insurance and rebuild risks. Helps with long-term planning for improvements.
- Survey: Maps boundaries and reveals encroachments and recorded easements that can limit use.
- Title search and title insurance: Confirms the seller can convey clear title. An owner’s policy is optional but recommended to protect your interest.
Title, survey, and HOA review
Order a title commitment early and review every exception. Ask questions about liens, easements, or access rights that affect how you can use the property. If issues appear, your contract timeline is your window to resolve them.
A current survey is valuable in Greenville County. It can catch fence line shifts, sheds over boundary lines, or shared driveways. If there is an HOA, read covenants and architectural rules so you know what is allowed before you plan a project.
Negotiating repairs and decisions
If inspections show defects, you can request seller repairs or a credit. Keep your requests tied to material issues and follow the exact dates in your contract. If the appraisal comes in low, you can negotiate price, bring cash to cover the gap, or terminate if your financing or appraisal contingency allows.
If you decide not to proceed, you must give written notice according to the contract before the due diligence deadline. The seller typically keeps the due diligence fee, and earnest money is handled per the contract. Timing and proper notice protect your rights.
Local resources at a glance
- City of Greer Planning and Development, plus Building and Codes for zoning, permits, and historic district information.
- Greer Utilities and Greenville Water for water and sewer availability, meters, and connection details.
- Greenville County Planning and Development, Public Health, and Environmental Health for septic, wells, and environmental questions.
- Greenville County Assessor, Tax Office, GIS, and Register of Deeds for tax history, parcel maps, recorded covenants, easements, and liens.
- South Carolina Real Estate Commission for standard forms and licensee rules.
- FEMA and the National Flood Insurance Program for floodplain guidance and FIRM maps.
Wrap up and next steps
A focused due diligence plan helps you avoid surprises and buy with confidence in Greer. Start fast, track deadlines, and lean on local resources for clear answers. With an experienced guide, you can move from offer to close with fewer bumps and a clear path to the finish line.
If you want a step-by-step plan tailored to your goals, connect with Victor Lester for trusted, process-driven guidance. Get your free home valuation & consultation.
FAQs
What does due diligence mean in South Carolina home buying?
- It is a negotiated period in your contract when you inspect the property, review title and survey, confirm financing and insurance, and decide whether to proceed or terminate.
How do the due diligence fee and earnest money differ in South Carolina?
- The due diligence fee is paid to the seller and is typically nonrefundable after the period ends, while earnest money sits in escrow and is returned or disputed based on the contract and timing of termination.
Can I cancel for any reason during the due diligence period?
- Yes, if you give proper written notice within the deadline and follow the contract’s termination procedure; the seller usually keeps the due diligence fee, and earnest money is handled per the contract.
Who pays for inspections, surveys, and tests in Greer?
- Buyers typically pay for inspections, surveys, and specialized tests, unless you negotiate a different arrangement with the seller.
What Greer-specific checks should I prioritize?
- Verify zoning, water and sewer availability, septic or well status, flood zone and drainage, permit history, HOA rules, and any easements or access rights.
What if the appraisal comes in low in Greenville County?
- You can negotiate the price, cover the difference in cash, or terminate if your contract includes an appraisal or financing contingency that protects you.
Should I buy owner’s title insurance in South Carolina?
- An owner’s policy is optional but recommended because a lender’s policy protects only the lender, not your equity.
Are sellers required to provide disclosures in South Carolina?
- A standard Seller’s Property Disclosure Statement is commonly used, and licensees follow state rules, but you should still complete independent inspections during due diligence.
