If you're buying a home in South Carolina — especially in the Myrtle Beach, Horry County, or Grand Strand area — you've probably heard the term "due diligence period" thrown around in your purchase contract. It's one of the most important protections for buyers in our state, but it's also one of the most misunderstood.
In simple terms: The due diligence period is your no-risk window to thoroughly investigate the property and decide if it's truly the right home for you. If something doesn't check out, you can walk away for any reason (or no reason at all) — and your only loss is the negotiated due diligence fee paid to the seller.
This is different from many other states that use traditional inspection contingencies. South Carolina's standard contract (from the South Carolina REALTORS®) has been a strict due diligence-only model since June 2022, with no "repair procedure" or automatic "as-is" clause like before.
How the Due Diligence Period Works in SC
- Negotiated Length: Usually 10–21 days (most common in Horry County: 14–17 days), starting the day after the contract is fully executed.
- Hard Deadline: Ends at a specific date and time (often 6:00 PM). Miss it, and you're committed to buying the home "as-is" regarding condition/repairs.
- Due Diligence Fee (Termination Fee): A non-refundable fee paid by the buyer to the seller (typically $500–$5,000+, depending on price and market). This is the seller's compensation for taking the home off the market. It's not prepaid — only owed if you terminate.
- Earnest Money is Separate: Your earnest money stays protected and refundable if you terminate properly during due diligence.
| Aspect | Details |
|---|---|
| Typical Length | 10–21 calendar days (negotiate longer in buyer's markets) |
| Due Diligence Fee | $500–$5,000+ (higher fees make offers stronger in competitive markets) |
| What Buyer Can Do | Any inspections, reviews, or investigations — no limits |
| Termination | Deliver written notice + fee before deadline → Get earnest money back |
| After Deadline | Buyer accepts property "as-is" for repairs/condition; must close |
What You Should Do During Due Diligence (Especially in Horry County)
This is your one chance to discover everything. Don't rush — start scheduling the day the contract is signed!
Essential Steps for Myrtle Beach / Horry County Buyers:
| Investigation | Why It's Critical in Our Area | Typical Cost |
|---|---|---|
| Full Home Inspection | Older coastal homes often have hidden moisture/mold | $400–$800 |
| CL-100 (Wood Infestation/Termite) Letter | Required by most lenders; termites love our humidity | $75–$150 |
| Wind & Hail / Flood Insurance Quote | Horry County has high wind/hail premiums; many in flood zones | Free quotes |
| Sewer Scope / Septic Inspection | Many homes (especially Conway/Loris) on septic | $300–$500 |
| HVAC & Roof Inspection | Salt air accelerates wear | $150–$400 each |
| HOA/Condo Documents Review | Common in Myrtle Beach condos & communities | $100–$400 transfer fees |
| Radon Test | Emerging concern in parts of Horry County | $150–$250 |
| Survey (if no recent one) | Important for older lots or near waterways | $400–$700 |
| Appraisal (ordered early) | Separate contingency, but get it scheduled ASAP | Lender-paid |
You can also:
- Review HOA rules (can you have a fence? Golf cart? Rent it out?)
- Check flood zone maps & insurance requirements
- Drive the neighborhood at different times/days
- Talk to future neighbors
Repair Requests in South Carolina's Due Diligence Model
- You can submit a repair request (SCR Form 525), but the seller is not obligated to respond or agree.
- Make requests expire 1–3 days before the due diligence deadline so you have time to decide.
- If you reach a signed repair addendum → Due diligence period automatically ends (you're happy and moving forward).
- If no agreement → You can terminate and walk (paying only the due diligence fee).
Tips to Protect Yourself as a Buyer in Horry County
- Negotiate a longer period if the home is older or in a high-risk flood/wind zone.
- Line up inspectors immediately — Coastal inspectors book up fast in season.
- Have a plan for termination — Know where/how to deliver notice + fee (Zelle/wire often accepted).
- Don't skimp on the fee in a hot market — A higher fee makes your offer stand out.
- Work with an experienced local agent — Someone who knows Horry County's unique issues (flooding, insurance, septic, etc.).
Ready to Navigate Due Diligence Without Stress?
The due diligence period is designed to protect you, the buyer — but only if you use it fully and understand the deadlines.
At Myrtle Beach Coastal Homes, we've guided hundreds of buyers through South Carolina's due diligence process in Myrtle Beach, North Myrtle Beach, Conway, Murrells Inlet, and beyond. We provide a custom due diligence checklist and timeline the moment your offer is accepted.
Contact us today at www.mbcoastalhomes.com for a free consultation — whether you're buying your first beach condo or your forever retirement home, we'll make sure you go into due diligence fully prepared.
*Information based on the current South Carolina REALTORS® standard contract (as of November 2025), local practices in Horry County, and SC Department of Insurance guidelines. Always consult your real estate agent and attorney for your specific contract.*