Buying in Park West and trying to make every day of due diligence count? You are not alone. Between inspections, HOA rules, and flood questions, a fast timeline can feel overwhelming. This quick guide gives you a clear plan tailored to Park West in Mount Pleasant so you can move forward with confidence. Let’s dive in.
Due diligence basics in South Carolina
Your purchase contract will spell out a negotiated due diligence period. In South Carolina, buyers often pay a separate due diligence fee and deposit earnest money. The fee and timelines are negotiable and set by the contract. You can find helpful context in resources from the South Carolina Association of Realtors.
Most local timelines run about 7 to 14 days. Shorter or longer windows are possible based on negotiations and lender timing. The clock usually starts at ratification, so schedule inspections and request documents immediately.
Set a clear timeline
Act quickly once your offer is accepted. Deadlines matter for repair requests or termination. A practical 10 to 14 day window works well for Park West, especially if you are relocating. Start inspections, HOA requests, and flood checks on day one.
Park West inspection checklist
Use a credentialed general inspector, and add specialty checks common to coastal Mount Pleasant.
- General home inspection by an ASHI-certified inspector
- Wood-destroying insect (WDI/termite) inspection per NPMA guidance
- Roof and attic review for leaks and ventilation
- HVAC performance and duct evaluation
- Sewer confirmation and scope if advised by your inspector
- Mold or moisture specialist if there are signs of dampness
- Pool or spa inspection if present
- Optional radon test if you prefer added data
Flood and elevation checks
Park West sits in a lowcountry, coastal environment, so flood due diligence is essential. Start by checking FEMA flood maps to see if the home is in a Special Flood Hazard Area. Use the FEMA Flood Map Service Center to find the parcel’s flood zone.
- Ask the seller for any elevation certificate on file. Insurers may use it to set flood premiums.
- Request details on neighborhood drainage, stormwater ponds, and any past flood events.
- Get a flood insurance quote early to understand costs and coverage options.
Permits and code compliance
Confirm that major work was properly permitted. Ask the seller for documentation on additions, roofs, HVAC replacements, pools, and structural changes. Then verify with local authorities.
- Town permits: Contact the Town of Mount Pleasant for building and permit history.
- County records: Check parcel data and maps through Charleston County GIS.
Open permits or unpermitted work can impact insurance, appraisals, and resale. If you discover issues, consider a credit or require permitted repairs.
HOA and ARC document checklist
Park West is a master-planned community with HOA governance and an Architectural Review Committee. Request the full package immediately so you have time to review.
- CC&Rs, Bylaws, and Rules and Regulations
- ARC guidelines and application steps
- Current budget, last 1–3 years of financials, and reserve study if available
- Insurance declarations for common areas
- Recent board meeting minutes, 12–24 months
- List of current fees, pending or special assessments
- Any litigation disclosures involving the HOA
- Rental and leasing policies
- Amenity maintenance details and roadway ownership (public vs private)
What to look for in HOA docs
Focus on the details that influence cost, flexibility, and future plans.
- Financial health and reserves. Low reserves or repeated special assessments can mean future owner costs.
- Capital projects on the horizon. Look for paving, pool replacements, stormwater repairs, and similar items.
- Insurance deductibles and coverage gaps. These can lead to assessments after a storm.
- ARC rules. Understand approval timelines and restrictions for exterior changes and solar.
- Rental policies. Confirm rules if you plan to lease the home.
Negotiate repairs and credits
After inspections, you have several options within your contract timeline.
- Ask the seller to complete repairs before closing with permits where needed.
- Negotiate a credit at closing to handle work after you move in. Credits are often easier for remote buyers.
- Request a price reduction.
- If the findings are not acceptable, consider termination within the due diligence period per your contract terms.
For safety or structural issues, push for permitted repairs or an escrowed solution. For flood or drainage problems, ask for engineering reports or credits aligned with local contractor estimates. Coordinate early with your lender, who may require certain repairs before closing.
Remote and virtual strategies
Out-of-state buyers purchase in Park West all the time. Use virtual tools to keep your due diligence on track.
- Join live video walkthroughs focused on attics, crawlspaces, grading, and systems.
- Ask your inspector for a virtual presence option and high-resolution photos and videos.
- Use 3D tours as a supplement, not a substitute for inspection access.
- For closing and title steps, many South Carolina settlements are handled by a closing attorney. See the American Land Title Association for consumer closing guidance.
- Follow strict wire safety practices. Confirm wiring instructions by phone with your known closing attorney or title office, never by email alone.
- For virtual showing tips, see resources from the National Association of Realtors.
Sample 10–14 day timeline
Use this as a starting point, then tailor it to your contract.
- Day 0: Ratify contract, pay due diligence fee, request HOA docs, schedule inspections.
- Days 1–3: General inspection, WDI, roof and attic review, sewer scope if advised, live virtual walkthrough.
- Days 3–7: Receive reports, gather contractor estimates, get a flood insurance quote, review HOA minutes and financials.
- Days 7–10: Submit repair or credit request and start negotiations. Coordinate lender, appraisal, and survey.
- Day 10–14: Finalize an agreement or terminate per contract before the due diligence deadline.
Local records and resources
These sources help you verify permits, parcels, and flood data for Park West in Mount Pleasant.
- Town of Mount Pleasant Building and Planning: Town of Mount Pleasant
- Parcel maps and property data: Charleston County GIS
- Flood zones and FIRM panels: FEMA Flood Map Service Center
- Inspector standards and directory: ASHI
- Termite and WDI info: National Pest Management Association
- Title and closing guidance: American Land Title Association
- Virtual showing best practices: National Association of Realtors
Ready to buy in Park West with less stress and more certainty? I can coordinate inspections, virtual showings, HOA document reviews, and local closing professionals so you stay ahead of every deadline. Reach out to Kristy Mac to create your Park West due diligence game plan.
FAQs
What is the due diligence period in South Carolina?
- It is a negotiated window in your contract to inspect, review documents, and either move forward, negotiate, or terminate under the contract terms.
How long should due diligence be for Park West?
- Many buyers target 10–14 days to fit inspections, HOA review, and flood checks, though the exact length is negotiable.
Which inspections matter most in Park West?
- General, WDI/termite, roof and attic, HVAC, sewer confirmation if advised, moisture or mold checks, and pool inspections if applicable.
How do I check flood risk for a Park West home?
- Verify the FEMA flood zone, request any elevation certificate, ask about neighborhood drainage history, and get an early flood insurance estimate.
What HOA documents should I request in a master-planned community?
- CC&Rs, Bylaws, Rules and Regulations, ARC guidelines, budgets and reserves, recent minutes, insurance, assessments, and any litigation disclosures.
Should I ask for repairs or a credit after inspections?
- For safety or permit issues, push for permitted repairs; for cosmetic items, a closing credit often works well, especially for remote buyers.
Can I close remotely if I am out of state?
- Many South Carolina closings accommodate remote or mobile signings based on your lender and closing attorney; confirm options early in the process.
