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

Buyers in Utah typically submit offers on the Real Estate Purchase Contract, known as the REPC. This is the Division of Real Estate-approved standard purchase contract. The REPC covers the purchase price, earnest money amount and deposit deadline, financing contingencies, inspection period, and closing date. Your agent will walk you through each section. Pay close attention to the price, the inspection timeline, and any contingencies the buyer is requesting.

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Since August 2024, buyers may include a request in their offer asking you to pay a specific dollar amount toward their agent's compensation. This is now negotiated through the purchase contract rather than through the MLS. You are not required to agree to pay the buyer's agent—it is a negotiable term like any other. Weigh any compensation request against the offer price and other terms to evaluate the overall deal.

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You have three choices when you receive an offer: accept it as written, reject it outright, or send a counteroffer. A counteroffer changes one or more terms—most often the price, closing date, or contingencies—and sends the offer back to the buyer for their decision. Counteroffers are common; most deals go through at least one round of back-and-forth before both sides agree. Your agent will draft any counteroffer language and advise you on negotiation strategy.

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Once you and the buyer have agreed on all terms, both parties sign the final REPC. The date all parties have signed is called the ratification date and is the official start of your contract timeline. Deadlines in the REPC for earnest money deposit, the inspection period, disclosure delivery, and other steps are typically counted from this date. Keep a fully signed copy of every document for your records.

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The REPC specifies a deadline for the buyer to deposit earnest money—typically within a few calendar days of ratification. Earnest money is the buyer's good-faith deposit and must be held in a licensed brokerage trust account, not in your account or the agent's personal account. Your agent will confirm when the deposit has been received. If the buyer misses the deadline, consult your agent about your options under the contract.

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The REPC timeline requires you to deliver your completed Seller's Property Condition Disclosure form to the buyer within a set number of days after ratification. This form covers the condition of the roof, foundation, plumbing, electrical system, HVAC, and any known defects. Delivering it on time is important—if you miss the deadline, the buyer may have rights to cancel or renegotiate. Utah law requires disclosure of all known material defects, and your agent has a parallel duty to disclose any adverse facts they are aware of.

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Utah is a title company closing state, meaning a licensed title insurance company handles the closing process rather than an attorney. Once you are under contract, your agent will open an escrow with the chosen title company. The title company will begin a title search to check for any liens, unpaid taxes, judgments, or other encumbrances on your property. You will need to provide your Social Security number or tax ID and any payoff information for existing mortgages.

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If your home was built before 1978, federal law requires you to disclose any known lead-based paint hazards using the EPA-approved disclosure form, and to provide buyers with the EPA pamphlet titled 'Protect Your Family from Lead in Your Home.' The buyer must also be given a 10-day window to conduct a lead-based paint inspection if they wish. This is a federal requirement that applies in all states, including Utah. Failure to comply can result in federal penalties.

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The buyer typically has a set number of days after ratification to conduct a general home inspection. You or your agent must provide access to the property during this window. During the inspection, a licensed inspector will examine the roof, foundation, electrical panel, plumbing, HVAC system, attic, and other accessible areas. You do not need to be present, but the home should be clean and all utilities should be on so the inspector can test systems properly.

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Utah does not have a law requiring sellers to proactively disclose radon test results, but buyers frequently request radon testing as part of their inspection period. Many Utah counties, including parts of Salt Lake, Utah, Davis, and Weber Counties, are in EPA-designated high-risk zones where average indoor radon can exceed the EPA action level of 4 picocuries per liter. If the buyer wants to test, cooperate by providing access and keeping windows closed for 12-24 hours before the test as instructed.

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After the inspection, the buyer may submit a written list of repairs, credits, or a price reduction they want in exchange for moving forward. You are not legally required to agree to any repairs—you can accept their requests, reject them, or negotiate a middle ground. Common outcomes include agreeing to fix specific safety items, giving the buyer a credit at closing in lieu of repairs, or reducing the sale price. Your agent will help you weigh the costs and risks of each option.

Cost: varies

Once you and the buyer agree on how to handle inspection items, the agreement is put in writing as an addendum to the REPC. This protects both sides by documenting exactly what was agreed—repairs to be done, credits to be given, or confirmation that the buyer is accepting the home as-is. If you agree to make repairs, complete them before the closing walk-through. Keep receipts for all work done by licensed contractors.

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The buyer's lender will hire a licensed appraiser to determine the fair market value of your home. The appraiser will visit the property, measure rooms, photograph condition, and compare your home to recent nearby sales. You or your agent should provide access promptly when the appraiser calls to schedule. Make sure the home is clean and accessible. The appraisal is paid for by the buyer and is ordered by their lender.

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If the appraised value is lower than what the buyer agreed to pay, the buyer's lender will typically only loan up to the appraised amount. This creates an 'appraisal gap.' You have a few options: lower your price to the appraised value, meet the buyer somewhere in the middle, ask the buyer to cover the gap in cash, or hold firm and let the buyer walk away if the REPC allows it. Your agent can help you decide based on market conditions and how motivated both sides are.

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While you cannot control the buyer's lender, your agent should keep in regular contact with the buyer's agent to confirm the loan is moving forward. Key milestones include the lender ordering the appraisal, the loan going to underwriting, and final loan approval (also called 'clear to close'). If the buyer's financing falls through and the REPC financing contingency applies, the buyer may be entitled to cancel and get their earnest money back.

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The title company will prepare a settlement statement (sometimes called the ALTA Settlement Statement for sellers) showing every dollar flowing in and out of the transaction. Review it carefully with your agent before closing day. Confirm that the sale price, your mortgage payoff, agent commissions, title fees, prorated property taxes, and any credits to the buyer are all accurate. In Utah, there is no state real estate transfer tax, so you will not see that line item—but you will see county recording fees.

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If you agreed to make repairs as part of the inspection resolution, finish that work before the buyer's final walk-through. Hire licensed contractors for anything involving electrical, plumbing, HVAC, or structural work, and collect receipts. The buyer will check that agreed repairs were completed during the walk-through. If repairs are not done or done poorly, the buyer can raise a concern that could delay closing.

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The buyer has the right to do a final walk-through of the property shortly before closing, usually within 24-48 hours. The purpose is to confirm the home is in the same condition as when the offer was accepted, that agreed repairs were completed, and that included appliances and fixtures are still present. Make sure the home is clean and empty if you have already moved out, and that all systems are functioning.

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Confirm when you need to be fully moved out and how possession transfers under your contract. In most Utah transactions, the seller vacates and hands over keys at closing. Make sure your movers are scheduled, utilities are set to transfer to the buyer, and mail is forwarded. Leave behind all items included in the sale—typically appliances listed in the REPC—and remove all personal property and trash.

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FIRPTA (the Foreign Investment in Real Property Tax Act) is a federal law that requires a portion of the sale proceeds to be withheld and sent to the IRS when the seller is a foreign person. If you are a U.S. citizen or resident alien, you will typically sign a Non-Foreign Affidavit confirming you are not subject to FIRPTA withholding, and no funds will be held back. The title company will ask about this. If you are a foreign person, consult a tax professional immediately—withholding rates can be 10-15% of the gross sale price.

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On closing day, you will meet at the title company's office (or sign remotely if a remote closing is arranged) to sign the deed transferring ownership to the buyer and other required documents. The deed will then be recorded in the county recorder's office, making the transfer official. Utah is a title company state—attorneys are not required at closing for most residential transactions. Bring a government-issued photo ID.

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After the title company records the deed and the buyer's lender funds the loan, the title company will disburse funds. Your mortgage is paid off first, then agent commissions, title fees, and any credits to the buyer are deducted, and the remaining balance—your net proceeds—is sent to you. You can typically receive proceeds by wire transfer to your bank account, which usually arrives the same day as closing or the next business day.

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At closing or shortly after, hand over all keys, garage door openers, mailbox keys, gate codes, alarm codes, and any other access items for the property. Also leave behind any manuals, warranties, or documentation for appliances and systems included in the sale. The buyer is now the legal owner and is entitled to access immediately upon recording unless your contract specified a different possession date.

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The IRS allows most homeowners to exclude up to $250,000 of profit ($500,000 for married couples filing jointly) from capital gains tax if they have lived in the home as their primary residence for at least two of the last five years. If your profit exceeds those thresholds or you have not met the residency requirement, you may owe federal capital gains tax. Utah has no state real estate transfer tax, but you may owe Utah state income tax on taxable gains. Talk to a CPA or tax advisor about your specific situation after closing.

Cost: $150-400 typical