The Utah Home-Buying Process: Your Step-by-Step Checklist

The Real Estate Purchase Contract, called the REPC, is the standard offer form approved by the Utah Division of Real Estate. It is a comprehensive document that covers the purchase price, earnest money amount, financing terms, due diligence deadlines, and seller disclosure requirements. Your agent will walk you through each section, but you should read it yourself. Most Utah [MLS]-affiliated agents are required to use this form for residential sales.

Cost: $0

Work with your agent to decide on a competitive offer price based on recent sales of comparable homes nearby. Also decide on your earnest money amount (typically 1-3% of the offer price), your desired closing date, and any contingencies you want to include — such as a financing contingency or an inspection contingency. In a competitive Utah market, your agent can advise you on how to structure your offer to stand out.

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Since August 2024, sellers in Utah are not required to offer compensation to your agent through the [MLS]. Your agent's pay can come from three main sources: you pay your agent directly, the seller agrees in the purchase contract to pay a concession toward your agent's fee, or a combination. You will already know the agreed compensation from your buyer broker agreement. Your offer can include a request for a seller concession to cover all or part of this amount — ask your agent what is customary in the current market.

Cost: varies

Your agent will present your signed REPC to the seller's agent. Once the seller accepts (or you reach agreement through counter-offers), the contract is ratified. At that point, your earnest money deposit must be delivered and deposited into the listing broker's or escrow company's trust account within the number of calendar days specified in the REPC. Earnest money cannot go into an agent's personal account — it must go into a licensed brokerage trust account.

Cost: 1-3% of purchase price (credited at closing)

The seller may counter your initial offer with different terms — a higher price, a different closing date, or fewer concessions. You can accept, reject, or counter again. Each counter-offer must be in writing. Your agent will guide you through negotiations, but the final decision on what terms to accept is always yours. Once both sides agree in writing and the contract is ratified, you move into the under-contract phase.

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The Utah REPC contains several time-sensitive deadlines — for the seller to deliver the Seller's Property Condition Disclosure, for you to complete your due diligence (inspections), for financing approval, and for other contingencies. Missing a deadline can mean losing your right to cancel or losing your earnest money. Write every deadline on your calendar the day the contract is ratified so nothing slips through.

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Utah sellers are required to deliver a Seller's Property Condition Disclosure form to you after the contract is ratified, within the timeline set in the REPC. This form asks the seller to disclose known material defects, issues with the roof, plumbing, electrical, HVAC, and more. Sellers must also disclose if the property was ever used as a methamphetamine lab, which is required under Utah's Illegal Drug Operations Property Act. Read every line and flag anything that concerns you for your inspector.

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If the home is in a homeowners association, the seller is required under Utah's Community Association Act to disclose the existence of the HOA and provide governing documents including CC&Rs, bylaws, and current financial statements. For condominiums, the seller must provide a resale certificate that includes current monthly dues, any special assessments, and the association's financial health. Review these documents carefully — HOA rules and fees directly affect what you can do with the home and how much it costs to own.

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Utah is a title company closing state — closings are handled by a licensed title insurance company, not an attorney. Your agent or the seller's agent will work with a title company to open escrow shortly after the contract is ratified. The title company will begin a title search to check for liens, easements, or other issues with ownership. You have the right to choose your own title company, and it is worth comparing fees.

Cost: $0 to open; title and escrow fees due at closing

Contact your lender immediately after the contract is ratified and submit your complete loan application along with the signed purchase contract. The lender will issue a Loan Estimate within three business days listing your interest rate, monthly payment, and closing costs. Lock your interest rate if market conditions make it a good time to do so. Your lender will also order a property appraisal during this stage.

Cost: $0 for application; appraisal fee paid separately

A general home inspection evaluates the condition of the structure, roof, foundation, plumbing, electrical system, HVAC, and more. Hire your own inspector — do not use one suggested by the seller. In Utah, home inspectors are licensed by the Division of Occupational and Professional Licensing (DOPL). Attend the inspection in person if possible; the inspector will explain issues as they go and walk you through the report. A typical inspection takes 2-4 hours.

Cost: $350-600 typical

Utah does not have a state law requiring radon disclosure, but large parts of Utah — including areas of Salt Lake County, Utah County, Davis County, and Weber County — are designated as high-risk zones for elevated indoor radon by the EPA. Radon is a colorless, odorless radioactive gas that is the second leading cause of lung cancer in the U.S. A radon test typically costs $100-200 and gives you important information about the home's safety. If levels are at or above 4 picocuries per liter, a mitigation system can reduce them.

Cost: $100-200 typical

After the inspection, you will receive a written report listing all observed issues. With your agent's help, decide which items are deal-breakers, which you want the seller to fix or provide a credit for, and which you are willing to accept as-is. You can submit a repair request addendum to the REPC. If the seller refuses and you cannot reach agreement, and you are still within your due diligence window, you generally have the right to cancel and recover your earnest money.

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Depending on what the general home inspection finds and the age or type of the property, you may need additional specialist inspections. Common examples include: sewer scope (checks for root intrusion or pipe damage), structural engineer review (for foundation or framing issues), roof inspection, or mold testing. If the seller disclosed any meth contamination history, an environmental inspection may be required before the property can be sold.

Cost: $100-500 per specialty inspection

Federal law requires sellers of homes built before 1978 to give you a lead-based paint disclosure form and the EPA pamphlet 'Protect Your Family from Lead in Your Home.' You also get 10 days to conduct a lead-based paint inspection or risk assessment before you are obligated to proceed. If the home was built before 1978, make sure you have received these materials and decide whether you want a lead inspection.

Cost: $200-400 if a lead inspection is ordered

After you submit your full loan application, the lender's underwriter will review everything and likely ask for additional documents — called conditions — before approving the loan. These might include a letter explaining a gap in employment, a larger bank statement, or clarification on a deposit. Respond as quickly as possible; delays in providing documents are one of the most common reasons closings get pushed back.

Cost: $0

Your lender will order a home appraisal to confirm that the home is worth at least the amount you are borrowing. An independent, licensed appraiser will visit the property and compare it to recent sales of similar homes. If the appraisal comes in below your purchase price, you have options: negotiate with the seller to lower the price, pay the difference out of pocket, or — if your REPC includes an appraisal contingency — cancel and recover your earnest money. Talk to your agent before you waive an appraisal contingency.

Cost: $400-700 typical (paid to lender or appraiser)

Interest rates change daily. A rate lock is an agreement with your lender to hold a specific interest rate for a set period — typically 30, 45, or 60 days — while your loan is being processed. If you have not locked yet, discuss the right time to do so with your lender. Make sure the lock period is long enough to get you to your closing date with a few days of buffer.

Cost: $0 for standard lock; extended lock may have a fee

Once the underwriter approves your loan file and all conditions are satisfied, the lender issues a formal loan commitment letter, sometimes called a 'clear to close.' This is different from a pre-approval — it means the lender is fully committed to funding your loan based on this specific property. Receiving this is a major milestone. Your agent will notify the seller's side and you can finalize closing preparations.

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Federal law (TRID) requires your lender to give you a Closing Disclosure at least 3 business days before your closing date. This document lists all your final loan terms, the exact interest rate, monthly payment, and every closing cost. Compare it line by line to your original Loan Estimate and ask your lender to explain any differences. This is your last chance to catch errors before you sign.

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Schedule a final walkthrough of the home within 24-48 hours before closing. This is your chance to verify that any agreed-upon repairs were completed, that the seller has moved out (if required by your closing date), and that the property is in the same condition as when you made your offer. Check that all appliances included in the sale are still there and working. If you find problems, contact your agent immediately — you may be able to negotiate a credit or delay closing.

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Your title company will send you a final closing statement showing the exact amount of cash you need to bring to closing. Wiring instructions will come from the title company — always call the title company directly to verify wiring instructions before sending any money, since wire fraud in real estate is a real threat. Bring a cashier's check or wire the funds one business day before closing so the title company can confirm receipt. Personal checks are typically not accepted for large amounts.

Cost: Closing costs typically 2-5% of loan amount

Your lender requires you to have homeowners insurance in place before they will fund the loan. Shop for homeowners insurance at least 1-2 weeks before your closing date and have your policy bound (effective) and paid by closing day. Your agent or lender will tell you exactly what coverage amounts the lender requires. Provide the insurance declaration page to your lender before closing.

Cost: $600-1,500+ per year (first year typically paid at or before closing)

Contact all utility providers — electricity, gas, water, internet, and trash — to transfer service into your name starting on your closing or possession date. In Utah, utilities are provided by a mix of municipal utilities and private companies depending on the city. If service is interrupted between the seller moving out and you moving in, you may need to pay a reconnection fee. Ask your agent what date to use for transfer.

Cost: $0 to transfer; deposits may apply for new customers

Before closing, the title company will give you a title commitment — a document listing what title insurance they will issue and any exceptions or conditions. Review the list of exceptions carefully, which may include easements, CC&Rs, or other items that run with the land. Your agent or an attorney can help you understand what the exceptions mean for how you can use the property. Title insurance protects you if a claim against ownership surfaces after you buy.

Cost: $0 to review; owner's title insurance policy fee paid at closing

In Utah, closings are conducted by a licensed title insurance company. You will meet at the title company's office (or in some cases sign remotely). Bring a government-issued photo ID and any documents the title company requested. You will sign the loan documents, deed of trust, and other paperwork. The entire signing appointment typically takes 1-2 hours. Your agent may or may not be present, but the title company's closing officer will walk you through each document.

Cost: $0 (closing costs already wired in pre-closing phase)

Utah does not charge a state-level real estate transfer tax when property changes hands. This means you will not see a line item on your closing statement for a state documentary stamp or excise tax. You will still pay county recorder fees for recording the deed and deed of trust — these are relatively modest and vary by county. Utah's lack of transfer tax is a cost advantage compared to many other states.

Cost: $25-150 for county recording fees (varies by county)

Federal law (FIRPTA) makes the buyer the responsible party for withholding a portion of the sale price if the seller is a foreign person — a nonresident alien individual, or foreign corporation, partnership, trust, or estate. If the seller is a foreign person and no exemption applies, the title company or closing agent must withhold 10-15% of the gross sales price and remit it to the IRS. Your agent and the title company will typically handle this, but confirm it has been addressed before the deed is recorded.

Cost: $0 if seller is U.S. person; withholding applies if foreign seller

After you sign all closing documents, the title company sends the funds to the seller and submits the deed and deed of trust to the county recorder's office for recording. In most Utah counties, recording happens the same day or the next business day. You officially own the home once the deed is recorded, not when you sign the documents. Your agent or the title company will notify you when recording is confirmed and coordinate key handoff with the seller's agent.

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After closing you will receive a packet of documents including the deed, the title insurance policy, the final closing statement, and your loan documents. Store these in a fireproof location or scan them and save digital copies securely. You will need the closing statement at tax time — mortgage interest paid and property taxes paid may be deductible. The deed proves you own the property, and the title insurance policy remains valid for as long as you or your heirs own the home.

Cost: $0