Buying in Lugoff is exciting, but the contract details can feel intimidating. One of the most important terms you’ll negotiate is the due diligence period. It affects your timeline, your money, and your ability to walk away if something does not check out. In this guide you’ll learn what due diligence means in South Carolina, how to use it wisely, what’s negotiable, and the steps to take in Kershaw County. Let’s dive in.
What due diligence means in SC
In South Carolina, the due diligence period is a negotiated window of time that begins when the seller accepts your offer. During this period, you may terminate the contract for any reason. If you do, you typically forfeit the due diligence fee to the seller, and you are released from further obligations according to the contract language.
The exact rules depend on the contract you sign. Many South Carolina agents use standard forms supported by state Realtor associations. For context on licensing and forms, see the South Carolina Department of Labor, Licensing & Regulation’s Real Estate Commission and South Carolina REALTORS. You can also review laws and definitions on the South Carolina Statehouse website.
Due diligence vs. earnest money
These two payments serve different purposes.
- Due diligence fee: Paid directly to the seller and generally non-refundable if you terminate during the due diligence period. It compensates the seller for taking the home off the market.
- Earnest money: Held in escrow with a broker or attorney and credited to you at closing. How earnest money is handled if a deal falls through depends on the contract and how termination notices are delivered.
For an easy consumer-friendly overview of how these concepts work in practice, you can also review resources from the National Association of REALTORS.
How the period works for buyers
The due diligence period gives you time to investigate the home, the title, and your financing. Think of it as your chance to verify what you are buying and at what risk.
Common tasks you will complete:
- Schedule a general home inspection and any needed specialists such as termite, roof, septic, well, HVAC, mold, or radon.
- Order title work and, if needed, a boundary survey to check for liens, easements, or encroachments.
- Work with your lender on application steps, appraisal order, and underwriting conditions.
- Review HOA documents, covenants, restrictions, and seller disclosures.
- Get insurance quotes, including flood coverage if the property is near waterways.
- Verify utilities and permits, including sewer versus septic, well versus municipal water, and permits for additions.
Sample 14-day timeline
Here is a simple workflow you can adapt to your offer timeline.
- Day 0: Offer accepted; due diligence period begins. Pay the due diligence fee and deposit earnest money per contract.
- Days 1–3: Book general and specialty inspections. Order or review survey. Lender orders appraisal.
- Days 4–7: Receive inspection reports; request repair estimates if needed.
- Days 8–10: Negotiate repairs or credits if your contract allows. Review preliminary title report.
- Days 11–13: Finalize insurance quotes. Lender underwriting continues. Review HOA documents and permits.
- Day 14: Due diligence ends at the exact time stated in your contract. Decide to proceed or terminate following the contract’s notice rules.
Tip: Appraisals and loan approvals can take longer than a short due diligence period. Coordinate with your lender before agreeing to tight timelines.
What’s negotiable
Nearly every timing and payment detail is negotiable. Your agent will help you structure an offer that reflects your goals and the market.
Negotiable items include:
- Length of the due diligence period
- Due diligence fee amount and when it is paid
- Earnest money amount and deposit timing
- Access for inspections and the timing for any agreed repairs
- Who pays for certain repairs or closing costs
- Closing date and occupancy terms
Strategy in different market conditions
- In a fast, competitive market, sellers often prefer a shorter due diligence period and a larger due diligence fee.
- If you need specialized tests like septic or well, ask for a longer period and schedule those inspections immediately.
- Using VA or FHA financing? Confirm appraisal and underwriting timelines up front and make sure your contract dates fit those milestones.
Typical timelines and fees in SC
Real-world ranges vary by price point and local demand, but these guidelines can help you plan:
- Due diligence length: Commonly 7–14 days. Shorter windows of 3–5 days can appear in hot markets. Longer periods of 21–30 days or more are sometimes used for rural properties or complex repairs.
- Due diligence fee: Often a few hundred dollars to several thousand dollars, sometimes stated as a small percentage of the price. The right amount depends on the home and the competition.
- Earnest money: Commonly 1 to 3 percent of the purchase price, deposited shortly after acceptance as the contract requires.
Always match your timeline to what you need to accomplish. If a lender or inspector requires more time, negotiate for it before you sign.
Lugoff buyer checklist
Use this local checklist to stay on track during your first 48–72 hours and beyond.
First 48–72 hours
- Confirm payment and deposit timing for both the due diligence fee and earnest money.
- Book a general inspection and any needed specialists such as septic, well, structural, HVAC, or pest.
- Request seller disclosures and any HOA or covenant documents.
- Order title work and ask for a copy of any existing survey.
- Talk with your lender about appraisal order and underwriting so timelines align.
Property priorities in Kershaw County
- Septic vs. sewer: Many properties outside town centers use septic. Schedule a septic inspection, and ask about prior maintenance records.
- Well vs. municipal water: If the home has a well, request potability and flow tests. If on municipal water, confirm service provider and costs.
- Flood and insurance: Lugoff is near waterways, including access points to Lake Wateree. Check flood maps and discuss insurance costs with a local agent.
- Permits and improvements: Confirm that additions like decks, garages, or pools were permitted with Kershaw County.
- Commute and zoning: If you commute to Columbia or Fort Jackson, verify drive times at your usual hours and review zoning for any planned uses.
After you decide to proceed
- Satisfy lender conditions and appraisal requests.
- Confirm clear title and any required repairs or credits in writing.
- Schedule closing and make sure all walkthrough items are addressed.
If you terminate
- Follow the contract’s termination notice rules exactly. Deliver notices by the method and deadline stated in the contract and keep proof of delivery.
Avoid these common mistakes
- Assuming the due diligence fee is refundable. In South Carolina it is typically not refundable if you terminate during the period. Check your contract.
- Agreeing to a very short period without confirming appraisal and underwriting timing with your lender.
- Waiting too long to schedule septic, well, or specialty inspections. These can require extra lead time.
- Relying on verbal promises. Put repair requests and agreements in writing in the contract.
- Missing the notice requirements for termination or repair requests.
Where to get definitions and help
For authoritative references and forms context, use these official resources:
- Review licensing and consumer information from the South Carolina Real Estate Commission.
- Search statutes and session laws on the South Carolina Statehouse site.
- Learn about statewide contract forms and updates at South Carolina REALTORS.
- Read consumer-friendly explanations from the National Association of REALTORS.
For specific contract questions, consult a licensed South Carolina real estate attorney. Your agent can also coordinate with your lender and inspectors to keep deadlines on track.
Ready to buy with confidence?
You deserve a calm, well-managed path to closing. Whether you are eyeing a Lugoff subdivision, acreage with a shop, or a lake retreat, our team guides you through due diligence with clear timelines, trusted vendors, and steady communication. If you want concierge-level support from offer to keys, connect with Campbell & Company.
FAQs
What is South Carolina’s due diligence period?
- It is a negotiated time after contract acceptance when you may terminate for any reason, typically forfeiting the due diligence fee while being released from further obligations per the contract.
How is a due diligence fee different from earnest money?
- The due diligence fee is paid to the seller and is usually non-refundable if you walk during the period; earnest money is held in escrow and handled under separate contract rules.
How long should my due diligence be in Lugoff?
- Many buyers use 7–14 days, but septic or well tests, surveys, or lender timelines can justify 21–30 days; match the period to the work you must complete.
What inspections should I prioritize in Kershaw County?
- General home inspection plus septic, well, termite, roof, and HVAC as needed; also review title, survey, flood risk, and insurance quotes.
Can I be obligated to close if my loan is delayed?
- It depends on your contract. Some loan protections end with due diligence while others have separate deadlines; confirm dates with your lender and agent.
What happens if I terminate during due diligence?
- You typically forfeit the due diligence fee, and if notice is delivered correctly and on time, you are released according to the contract’s terms.
