GAR Contract & Compliance Cheat Sheet for Georgia Agents
The deadlines, disclosures, and file items that cause most Georgia compliance issues — and a pre-submission checklist to catch them first.
Compliance problems are rarely exotic. They are a missing signature, a date that moved, or a disclosure that never made it into the file. This is the short list worth checking before every submission.
This page is general education for licensees, not legal advice. Always follow your broker's policies, current GAR form language, and Georgia law.
Timelines that decide deals
- Due diligence period — dates run from binding agreement date, and calendar-day counting mistakes are the most common error
- Financing and appraisal contingency deadlines and any required notices
- Earnest money delivery within the timeframe stated in the contract
- Inspection response and amendment deadlines, in writing every time
Documents that belong in every file
- Fully executed purchase and sale agreement with all exhibits and amendments
- Brokerage engagement agreement for your client
- Agency and brokerage relationship disclosures
- Lead-based paint disclosure for pre-1978 properties
- Seller's property disclosure where provided, and community association disclosure where applicable
- Earnest money receipt and trust account documentation
- Wire fraud and closing funds warning acknowledgment
Advertising and brokerage identification
- Brokerage name must appear as required on advertising, including social posts and signage
- Team names must comply with Georgia requirements and cannot imply a separate brokerage
- Listing data usage must follow FMLS and board rules
Pre-submission checklist
- Every blank filled, every initial and signature present, on every page that needs one
- Binding agreement date correct and consistent across all documents
- All amendments attached in order
- Client legal names match the entity or individuals on title
- Earnest money documented and delivered
- Commission terms consistent between the engagement agreement and the closing statement
How Terminus OS handles this
Terminus OS tracks the required items and deadlines at the brokerage level, flags missing documents before submission, and routes files to compliance review so problems are caught while there is still time to fix them.
Common Questions
What is the binding agreement date in Georgia?
It is the date the last party's acceptance is delivered as defined by the contract, and it starts most contractual timelines. Miscounting from the wrong date is a frequent source of missed deadlines.
How are due diligence days counted?
Follow the counting method stated in the current GAR form and confirm with your broker; the practical rule is to calendar every deadline the day the contract binds.
Who holds earnest money?
The holder is named in the contract and must handle funds according to Georgia trust account rules and the contract's terms.
Is this legal advice?
No. This is general education for licensees. Follow current GAR forms, Georgia law, and your broker's written policies, and consult an attorney for legal questions.