Utah's REPC is six pages that run your sale. Here is what each section means for FSBO sellers, what you can change, and when to get legal review.
The Utah Real Estate Purchase Contract looks short until you realize every blank is a decision about your money and your timeline.
If you are selling without an agent, you will see the state-approved form a lot. It is six pages, it is dense, and it actually explains most of the deal if you read it in order. The Utah Division of Real Estate publishes the current approved REPC form, and the Division's site at commerce.utah.gov/realestate/ is where you can verify you have the latest version.
Here is the important nuance for FSBO sellers: Utah licensees are required to use the state-approved REPC, but private buyers and sellers are not bound to it. You can alter it or use a different contract entirely, which is why a quick attorney review is money well spent.
For the big picture of selling on your own, start with the Utah FSBO guide and then walk through the contract section by section.
Sections 1 to 3 set the bones. Parties, property, purchase price, earnest money, and how the deal is financed.
As a seller, read these like a checklist:
If the buyer wants to include a sale of their current home as a contingency, it should be written in. If it is not written in, it is not part of the deal.
Section 4 and the addenda are where Utah transactions quietly succeed or fall apart. The REPC uses specific deadlines for due diligence, financing and appraisal, and settlement.
Think of it from your side of the table. Once you accept, the clock starts for the buyer to inspect, to object, to get a loan, and to get an appraisal. Your job is to keep that clock visible and to require things in writing.
A practical way to do this:
We have a separate timeline you can copy for Utah Due Diligence Deadlines Without the Drama. Use it. In Utah, missing a deadline can mean you waive a right or you give the other party an out, depending on the clause you are under.
Also, inspections are not limited to one home inspection. Buyers might run general, radon, sewer scope, and roof. Decide ahead of time how you will handle access so showings stay orderly. See Safer FSBO Showings and Open Houses in Utah if you are still showing while under contract as a backup.
The REPC references seller disclosures, but it does not replace them. In Utah, sellers provide a Seller's Property Condition Disclosure, and lead-based paint disclosures for pre-1978 homes. HOA and water rights issues get their own addenda if they apply.
Your disclosure obligations live outside the REPC, but the REPC points to them and sets deadlines for delivery. For that full list, work through The Utah FSBO Seller Disclosure Checklist.
Title and escrow show up in the later sections. You choose a title company together, or you name one and the buyer accepts. The title company runs the search, orders payoff statements, and prepares the settlement statement. We walk through how to pick one and what to ask in Choosing a Title Company for a Utah FSBO Sale.
And because this is where money moves, take the wire fraud warning seriously. The REPC version linked above includes wire fraud language near the end. We wrote up what to do in Do Not Let Wire Fraud Steal Your Utah Closing. Call numbers you verify yourself. Do not wire off an email you did not expect.
Because you are not a licensee, you are allowed to alter the REPC or use another form. That freedom helps, but it means you own the edits. Here are edits FSBO sellers ask an attorney about most often, with plain English notes.
| REPC area | What sellers often change | Why it matters |
|---|---|---|
| Personal property | Add specific exclusions, like “refrigerator in garage excluded, Peloton excluded” | Prevents the “I thought it stayed” fight |
| Possession | Change from “upon funding” to a post-closing occupancy addendum with a daily rate and deadline | Lets you stay a few days without a free rent problem |
| Appraisal | Add “If appraisal is below price, seller may reduce to appraised value, buyer may bring cash difference, or contract voids” | Makes low appraisal outcomes clear before they happen |
| Buyer’s sale contingency | Strike it or cap days, and require proof buyer’s home is under contract | Keeps your listing from becoming a waiting room |
| Repairs | Limit to “no repair requests under $X and no cosmetic” or “seller to make no repairs, property sold as-is with buyer’s right to inspect and walk” | Matches your pricing strategy and tolerance |
Pricing ties directly into these choices. If you price a little low for speed, you might hold firm on no repairs. If you price for max, you should budget for give and take. For a pricing method that works without an agent, see How to Price a Utah Home Without an Agent.
A final note on what the Division actually says: the form in the PDF is the approved form for licensees, and the Division notes that parties can alter it. That is straight from the form itself and the Division’s page at commerce.utah.gov/realestate/. If your buyer is represented, their agent must use the approved form, but you can still negotiate changes. Put every change in writing and have both sides initial it. If you are unsure about wording, get a Utah real estate attorney to draft or review it.
If you have a live offer, read the entire six pages with a highlighter, flag every blank and every deadline, and send your marked copy to your title officer and attorney the same day. That thirty-minute sweep can save you weeks.
This is general information, not legal advice. Utah real estate rules and forms change, so verify current requirements with the Utah Division of Real Estate or a Utah real estate attorney.