A stronger starting point than a home inspection alone.

Residential Due Diligence · Middle Tennessee

Magnolia provides team-based Due Diligence.

Our Signature Service begins with a coordinated team of 3 professionals and can be customized to include 8+ additional professionals when the home, your concerns, or the investigation calls for deeper expertise.

One home. Three primary risks worth addressing.

A Middle Tennessee residence at twilight

Starting with

3 Professional Team

Signature Due Diligence

  1. i

    Whole-Home Investigation

    A Magnolia Consultant evaluates the home as a whole—its systems, observed conditions, performance patterns, and how those conditions relate to one another.

  2. ii

    Radon Monitoring

    Davidson County is classified by the EPA as a Zone 1 radon area, where predicted average indoor radon levels exceed the EPA action level of 4.0 pCi/L.

    Radon cannot be seen, smelled, or identified through a visual investigation. It has to be measured.

  3. iii

    Termite / WDO Evaluation

    Subterranean termites are widespread throughout the Southeast, and research has documented as many as 25 separate colonies per acre in some southeastern environments.

    A dedicated Termite / WDO professional focuses specifically on evidence of activity, damage, treatment history, entry pathways, and conditions conducive to wood-destroying organisms.

Starting at $1,450

Three primary risks. Three professional perspectives. One coordinated Due Diligence starting point.

Signature starts where a home inspection alone stops.

One More Way to Make Due Diligence Easier

Pay at Closing

If you prefer not to pay the full fee during the Due Diligence period, Magnolia offers an option to pay at closing for eligible engagements.

$500

Credit-card hold when Due Diligence is scheduled.

Balance

Total paid at closing.

You can complete the professional Due Diligence the home calls for without paying the full fee before closing. Subject to eligibility and current program terms.

Ask a Client Care Advisor About Pay at Closing

A Magnolia Consultant leading a technical review
A Magnolia Consultant reviewing roofing conditions during a team review

The Magnolia Consultant

You get experienced judgment—not just findings.

A Magnolia Consultant brings hands-on construction experience and building-science reasoning to the whole-home investigation.

The value shows up when something is found.

  • What deserves attention?
  • What appears manageable?
  • What may connect to another condition in the home?
  • What deserves deeper investigation before you move forward?

The Consultant takes the time to explain what matters and put the findings into context.

You leave understanding the home—not simply holding an inspection report.

A Client Care Advisor meeting with a client

Magnolia Client Care

Every buyer—and every home—can call for a different level of Due Diligence.

Signature establishes the starting point.

From there, a Magnolia Client Care Advisor learns about your concerns, the property, and the transaction and helps determine where additional professional expertise may be appropriate.

You do not have to research specialists or decide how much investigation is enough on your own.

Magnolia helps customize the Due Diligence Team around the questions you and this home bring to the decision.

The Due Diligence Team

The right professionals are assembled before Due Diligence begins.

Start with 3-professionals and customize your due diligence team:

Sewer Scope

Camera-based investigation of the underground sewer line to identify conditions that cannot be seen during the whole-home investigation.

Roots, blockages, separated joints, deterioration, and damaged pipe can leave you responsible for excavation, repair, replacement, and restoration after closing. Magnolia’s experience places a minimum sewer repair above $3,000. Replacement will often exceed $10,000 and can exceed $15,000 when the line is beneath a driveway, garage, or other concrete.

Mold Sampling

Focused environmental investigation when observed conditions or client concerns warrant additional information.

If a condition is discovered after closing, further investigation, moisture correction, removal of affected materials, and remediation become your responsibility. Professional mold remediation averages about $2,400, with many projects ranging from roughly $1,200–$3,800. More extensive conditions involving walls, insulation, flooring, or HVAC systems can reach $10,000–$20,000 or more—before repairs to the underlying moisture source are considered.

Qualified contractor partners offer scope and repair quotes where needed

Structural

Focused professional evaluation of structural conditions, including repair scope and real repair pricing where applicable.

Undefined foundation, stabilization, drainage, or structural work becomes your responsibility at closing. Foundation repairs average roughly $2,225–$8,135, while significant settling or stabilization projects can reach $25,000–$30,000. A visible crack can represent a very different financial responsibility once its cause and repair are understood.

HVAC

Deeper evaluation of heating, cooling, ventilation, equipment performance, and related conditions.

An HVAC system can operate during an evaluation and still be approaching significant repair or replacement. Current national estimates place HVAC replacement at roughly $5,000–$22,000, depending on the system and work required.

Roofing

Focused evaluation of roofing systems, observed conditions, repair needs, and pricing where applicable.

A condition believed to require a localized repair may ultimately require replacement. Current national data puts professional roof replacement at about $9,600 on average, with substantially higher costs possible for larger, steeper, or more complex roofs.

Chimney

Specialized evaluation of chimney and fireplace systems and the corrective work a condition may require.

The difference between a manageable chimney concern and replacement can be substantial. Full chimney replacement is commonly around $10,000, with some projects reaching $15,000–$20,000 or more depending on height, material, and extent of damage.

Pool

Professional evaluation of pool systems, equipment, and property-specific conditions.

A pool can appear functional while concealing expensive repair needs. Individual repairs can run into the thousands of dollars; liner replacement averages about $2,600, some fiberglass-related repairs or replacements can approach $8,000, and major concrete resurfacing can reach $10,000–$20,000.

WDO / Pest Control

Focused evaluation of termites, wood-destroying organisms, and related pest conditions.

Undetected activity, treatment needs, and repair of affected wood or structural components become your responsibility after closing. Termites cause more than $5 billion in U.S. property damage each year, and that damage is typically not covered by homeowners insurance. You could inherit both an infestation and the resulting repair responsibility without understanding either before closing.

Speak With a Client Care Advisor

What is unresolved before closing becomes your responsibility after it.

A Magnolia Consultant reviewing findings with clients

One Consultant. One Clearer Picture.

You do not have to make sense of all those professional findings alone.

Each specialist provides expertise within their discipline.

Then the Magnolia Consultant brings the findings back together and helps you understand:

  • What matters most.
  • What appears manageable.
  • What still needs attention.
  • What you may be taking responsibility for.

Multiple professional perspectives become one clearer understanding of the home.

A Magnolia report being reviewed on a tablet
A licensed HVAC contractor diagnosing a furnace
A licensed HVAC contractor checking refrigerant pressures at the condenser

From Finding to Financial Responsibility

Knowing there is a problem is not the same as knowing what it may cost you.

Consider a structural, HVAC, roofing, or chimney concern. The Magnolia Consultant may identify that something deserves attention.

But you can still be preparing to close without knowing:

  • What is actually wrong?
  • What will correcting it require?
  • What will it cost?

When the appropriate contractor is involved, the question can move from:

  • “There may be a problem.”
  • “Here is what the condition is.”
  • “Here is what correcting it may involve.”
  • “Here is what it may cost.”

Where applicable, qualified contractor partners can define repair scope and provide real repair pricing within their disciplines.

You can understand the responsibility before it becomes yours.

A Magnolia Consultant reviewing findings with a Realtor

Confidence Going Into Negotiations

Better information changes the conversation.

With Due Diligence I have clarity on:

  • What deserves attention.
  • What correcting it may involve.
  • What it may cost.
  • What responsibility you may be accepting if you move forward.

And if you are working with a Realtor, they have meaningful technical information beneath the repair and negotiation conversation. Magnolia develops and explains the technical information. Your Realtor brings the advice, advocacy, judgment, and negotiation strategy.

You go into the decision with greater clarity. Your Realtor goes into the conversation with better information.

Speak With a Client Care Advisor