Utah REPC Explained (Real Estate Purchase Contract Guide)
Quick Answer
The Utah Real Estate Purchase Contract (REPC) is the state’s standard form used in nearly every residential real estate transaction. It’s a legally binding offer once signed by both buyer and seller and includes financing terms, seller disclosure obligations, inspection contingencies, and standard 45-60 day closing timelines. The current version was updated in 2024 to incorporate new buyer-broker agreement disclosures required by the NAR settlement.
By Kris Bowen, 23-year Utah real estate broker with 1,000+ closings. Updated July 2026.
The REPC — Utah’s Real Estate Purchase Contract — is the standard form used in every Utah residential real estate transaction. It’s the document buyers and sellers sign to agree on price, terms, deadlines, and conditions of sale. If you’re buying or selling in Utah, you’ll sign one. Understanding what’s in it (and what’s negotiable) protects your transaction. This page walks through the REPC after 23 years of Utah closings.
If you have questions about your specific REPC, call 801-999-8005 for a confidential consultation.
What is the Utah REPC?
The Utah REPC is the standard Real Estate Purchase Contract published by the Utah Association of REALTORS® and approved by the Utah Real Estate Division. Almost every Utah residential real estate transaction uses this form. It’s revised every few years (most recently in 2023) to reflect changes in law and practice.
The REPC is a legally binding contract once signed by both parties. Read every line before you sign.
Where do I get the official Utah REPC form?
Download it free from the Utah Division of Real Estate. The REPC is a state-approved form, not a proprietary document, and the current version sits on the Division’s State Approved Forms page. Nobody sells it to you and no brokerage owns it.
Downloading it and filling it in are two different problems. The blanks are where Utah deals get won and lost: the Due Diligence Deadline, the Financing and Appraisal Deadline, the Settlement Deadline, the earnest money amount and who holds it, what personal property stays with the house, and which addenda ride along. The Division posts those addenda on the same page, including the FHA/VA Loan Addendum, the Seller Financing Addendum, and the Lead Based Paint Addendum.
A Utah buyer or seller can legally write their own offer without an agent. What you cannot do is un-miss a deadline. Blow the Due Diligence Deadline without canceling and the buyer generally loses the right to walk away over inspection findings and still collect the earnest money back. The contract’s clock keeps running whether or not anyone is watching it.
Two of those dates trigger real money elsewhere in the deal. Settlement Deadline drives when your Utah closing costs come due, and the title commitment deadline is what gives you time to actually read the title insurance exceptions before you are stuck with them.
The major sections of the REPC
Section 1: Property description
Address, parcel number, included personal property (refrigerator, washer/dryer, etc.), excluded items (anything that doesn’t convey). Specify any included or excluded items here — verbal agreements don’t count.
Section 2: Purchase price and earnest money
Total purchase price. Earnest money amount (typically $5,000-$15,000 for Utah residential). Down payment amount. Loan amount. Seller financing if applicable.
Section 3: Closing date and possession
Settlement deadline (closing date). Possession date (usually same as closing, but can be different). Walkthrough date (usually 24-48 hours before closing).
Section 4: Settlement and prorations
Who pays what closing costs. Property tax proration date. HOA transfer fees. Title insurance allocation (typically seller pays owner’s, buyer pays lender’s).
Section 5: Disclosures
Seller Property Condition Disclosure (SPCD). Lead paint disclosure (pre-1978 homes). HOA documents. Any other required disclosures.
Section 6: Contingencies
This is the critical section. Contingencies are conditions that must be met for the contract to proceed. Common ones include:
Financing contingency. Buyer’s offer is contingent on getting loan approval. Deadline typically 7-21 days. If buyer can’t get financing, they can back out without losing earnest money.
Inspection contingency. Buyer’s offer is contingent on satisfactory inspection. Deadline typically 7-14 days. Buyer can negotiate repairs or back out.
Appraisal contingency. Property must appraise at or above purchase price. If it doesn’t, parties renegotiate or buyer can back out.
Sale of buyer’s current home. If buyer needs to sell first. Less common in seller-favorable markets.
Section 7: Title and survey
Title commitment review period. Survey if applicable. Easements and CC&Rs review.
Section 8: Default and remedies
What happens if buyer or seller breaches. Earnest money forfeiture if buyer defaults. Specific performance vs liquidated damages if seller defaults.
Section 9: Addenda and supplementary forms
Any addenda added to modify or supplement the REPC. Common ones include short sale addendum, FHA/VA addendum, seller financing addendum.
What’s negotiable in the REPC
Almost everything. The REPC is a template — buyers and sellers negotiate the specifics. Common negotiations:
– Purchase price (obviously)
– Earnest money amount
– Closing date and possession
– Who pays which closing costs
– Seller-paid concessions (closing cost help, repair credits)
– Inspection response (repairs vs credit vs as-is)
– Included personal property (appliances, fixtures, window treatments)
– Contingency deadlines
The REPC timeline (typical Utah transaction)
Day 0: Offer signed by both parties. Earnest money deposited within 4 business days.
Day 1-7: Inspections scheduled and completed.
Day 7-14: Inspection response (request for repairs, credit, or removal of contingency).
Day 10-21: Loan application and underwriting in progress. Appraisal ordered.
Day 14-21: Financing contingency deadline.
Day 21-28: Final loan approval. Clear-to-close issued.
Day 28-35: Closing. Buyer walkthrough. Signing at title company. Funds transferred. Keys handed over.
Common REPC pitfalls
Missing inspection deadline. If buyer fails to respond by the inspection deadline, they may lose the right to renegotiate repairs.
Missing financing deadline. If buyer can’t get loan approval by deadline and doesn’t extend it, they may default and lose earnest money.
Vague repair language. “Seller to fix HVAC” is too vague. Specify make, model, scope of repair, who pays, and completion deadline.
Verbal side agreements. If it’s not in the REPC, it’s not enforceable. Anything you negotiate goes in writing as an addendum.
Pre-approval vs loan commitment confusion. A pre-approval is preliminary. A loan commitment is final. Don’t waive financing contingency on pre-approval alone.
How Kris Bowen handles the REPC
Every Utah transaction at Kris Bowen Real Estate Group includes line-by-line REPC review before signing. We explain every contingency, every deadline, every cost responsibility. We coordinate with lenders and inspectors to keep deadlines met. We negotiate addenda to protect our clients.
Call 801-999-8005 for a confidential consultation about your REPC.
Frequently Asked Questions
Is the Utah REPC required by law?
No — Utah doesn’t legally require any specific contract form. But the REPC is the standard form used in 99%+ of Utah residential real estate transactions because it’s well-tested and includes the necessary protections.
Can I write my own real estate contract in Utah?
You can, but it’s risky. The REPC has been refined over 30+ years to handle every common Utah real estate issue. Writing your own contract usually misses critical protections.
How much is earnest money in Utah?
Typically $5,000-$15,000 for residential transactions. Higher for luxury properties. Earnest money is held by the title company or brokerage in escrow until closing.
Can I back out of the REPC?
Yes — if you back out during an active contingency (inspection, financing, appraisal), you typically get your earnest money back. If you back out after all contingencies are satisfied, you usually lose your earnest money.
What is an addendum?
An addendum is a supplementary document that modifies or adds to the REPC. Common addenda include short sale addendum, FHA/VA addendum, lead paint disclosure (pre-1978 homes), and counter-offer addendum.
How long is the REPC valid?
Until the closing date specified in the contract. If closing is delayed, both parties can sign an extension addendum.
Can the seller refuse to fix anything from inspection?
Yes. The REPC inspection contingency lets the buyer request repairs, but the seller can refuse. In that case, the buyer can accept the home as-is, negotiate a credit instead, or terminate the contract (typically with earnest money returned).
What’s the first step?
Call 801-999-8005 or request a free home value report. We’ll walk through what to expect in your specific Utah transaction and explain every section of the REPC before you sign.
What does REPC stand for?
Where can I download the official Utah REPC form?
Who fills out the REPC in a Utah transaction?
What happens if you miss a REPC deadline?
The REPC decides who pays what at closing – here’s the full breakdown of closing costs in Utah.
The REPC has 45+ places to lose money. I don't miss them.
Work with someone who reads this market full-time and by the numbers. Whether you're buying or selling, you make every move with data on your side — so you never overpay or leave money on the table. Let's make it happen.
