Utah's New REPC (Nov. 1, 2026): What Changed in the Utah Real Estate Purchase Contract for Buyers and Sellers
Reviewing a purchase contract before signing. Photo by RDNE Stock project on Pexels (free to use under the Pexels License).
By Carol Sancho, Utah Real Estate Advisor & Relocation Guide | November 2, 2026
Leia em português: Novo REPC de Utah | Lea en español: Nuevo REPC de Utah
What changed in Utah’s new Real Estate Purchase Contract (REPC), and when do buyers and sellers have to use it?
Short answer: A new version of the Utah Real Estate Purchase Contract became available on November 1, 2026, and agents can no longer use the old version for new offers starting January 1, 2027. The biggest changes are separate appraisal and financing deadlines, a 50% default for earnest money released to the seller if a buyer cancels for financing, a requirement to deliver the full appraisal to cancel, smart home devices included by default, and a $300-per-day minimum holdover fee for sellers who stay past possession.
If you are getting ready to buy or sell a home in Utah, the contract you sign is not a formality. The Utah REPC sets your deadlines, your conditions, your earnest money risk, what stays with the house and what happens if something goes wrong. This month, that contract changed.
As a Utah real estate advisor with Homes Now – Presidio Real Estate, I want you to know what is different in the new REPC before you write or accept an offer, whether you are buying in Daybreak or Lehi, selling in Draper or Holladay, or relocating to Park City, Heber or Midway.
The New Utah REPC at a Glance
| Question | Answer |
|---|---|
| What is it? | The state-approved Real Estate Purchase Contract used for most residential sales in Utah. |
| Who approved it? | The Utah Real Estate Commission and the Office of the Utah Attorney General, according to the form itself. |
| When can it be used? | Available for use starting November 1, 2026 (Utah REALTORS®). |
| When is it required? | The old version may no longer be used starting January 1, 2027. |
| Is it a total rewrite? | No. Most of the structure is familiar, but several deadlines, defaults and included items changed. |
When Does the New Utah REPC Take Effect?
The Utah Association of REALTORS® announced on October 28, 2026 that the updated REPC is effective and available for use on November 1, 2026, and that the old version may no longer be used starting January 1, 2027 (Utah REALTORS®). Between now and December 31, you may see either version, so ask your agent which form your offer is on.
Related forms were updated at the same time, including the FHA/VA Loan Addendum, the Seller Financing Addendum, the Seller’s Property Condition Disclosure and the due-diligence resolution and cancellation forms, so the whole package lines up with the new REPC sections.
What Changed in the New Utah REPC?
These are the changes that matter most to you as a buyer or seller, based on the approved form text published by the Institute of Real Estate Education (2027 REPC markup). Always read the final version you are asked to sign.
1. Separate appraisal and financing deadlines
The old form combined them. The new REPC has its own Appraisal Deadline and its own Financing Deadline in Section 4. That gives buyers and sellers a clearer picture of when the appraisal risk ends and when the loan risk ends.
2. Buyer conditions in one checklist
Due diligence, appraisal, financing and the sale of the buyer’s home now sit together in Section 3, Buyer Conditions of Purchase. Each condition applies only if it is checked. A missed checkbox can mean you gave up a protection you thought you had.
3. Earnest money if a buyer cancels for financing
If a buyer cancels under the financing condition, the contract releases a share of the earnest money to the seller. The new form lets you choose 50% or another percentage, and if no box is checked, it defaults to 50%. Page one also now warns that the deposit “may become totally non-refundable” under certain conditions.
4. A full appraisal copy to cancel
To cancel because the home appraised below the price, the buyer must deliver a complete copy of the appraisal by the Appraisal Deadline, not just a notice of the value.
5. Smart home devices and EV chargers
Owned smart home devices that are in place, such as thermostat controls, home monitors, automated locks, video doorbells and automated lighting, are included by default. Phones, tablets and laptops are not. Electric vehicle charging stations are now a checkbox item, so they convey only if checked.
6. HOA reserve analysis
Seller disclosures now include the HOA’s most recent reserve analysis, along with minutes, budget and financial statement. For condos and townhomes, this helps you see whether a special assessment could be coming.
7. A higher minimum holdover fee
If a seller stays past the agreed possession time, the holdover fee is $300 per day or the amount written in, whichever is greater, and the seller must hand over keys and keyless lock codes.
8. Move-out, service contracts and notices
- Sellers are not responsible for nail or screw holes from removing pictures and decorations.
- Buyers do not take over the seller’s personal service agreements; the seller must satisfy or end them by closing.
- An electronic notice counts as received when it reaches the recipient’s email server or system, so watch your inbox near every deadline.
- Sellers may not accept new short-term rental bookings after the Seller Disclosure Deadline without the buyer’s consent.
Why this matters right now: the date a deadline falls on, a box left unchecked or a percentage left blank can shift thousands of dollars between buyer and seller. Read every checkbox in Sections 3 and 4 before you sign.
Why Contract Terms Matter More in Today’s Utah Market
Utah buyers have more choices and more time to negotiate. In September 2026, statewide closed sales fell 11.9% from a year earlier to 3,516, pending sales fell 26.8%, and inventory rose 3.6% to 17,528 homes, about 4.7 months of supply. The median sales price was still up 1.9% to $530,000 (Utah REALTORS® Monthly Indicators). Freddie Mac’s 30-year fixed rate averaged 7.24% on October 29, 2026 (Freddie Mac).
In that kind of market, offers are won and lost on terms: seller credits toward closing costs or a rate buydown, inspection repairs, possession dates, appraisal gaps and how much earnest money is at risk. The new REPC gives you clearer tools for each of those, if you use them deliberately.
What Should Utah Buyers Check Before Signing the New REPC?
- Which conditions in Section 3 are checked: due diligence, appraisal, financing, sale of your home?
- What are your Due Diligence, Appraisal and Financing Deadlines, and does your lender agree they are realistic?
- How much earnest money is at risk, and what percentage goes to the seller if financing fails?
- Are the smart home devices, EV charger, appliances and other items you expect clearly included?
- For a condo or HOA home, have you reviewed the reserve analysis, budget and minutes?
- Will a seller credit or rate buydown lower your monthly payment more than a price cut?
What Should Utah Sellers Check Before Accepting an Offer?
- How strong is the buyer’s financing: loan type, down payment, lender and timeline?
- What percentage of earnest money would you receive if the buyer cancels for financing?
- Is your possession date realistic, knowing the holdover fee is at least $300 per day?
- Which smart home devices are you leaving, and is anything you plan to take clearly excluded?
- Can you deliver HOA documents, including the reserve analysis, by the disclosure deadline?
- How do requested seller credits affect your net proceeds?
Contract Strategy Is Part of Protecting Your Equity
Price matters, but contract details can affect thousands of dollars, your ability to close and your peace of mind. With experience in law, finance and real estate since 2006, I bring a structured, detail-oriented approach to every negotiation. That does not replace legal advice. It means you get a clearer process, careful attention to deadlines and a plan for every business term in your contract.
Frequently Asked Questions About the New Utah REPC
What is the Utah REPC?
The Utah Real Estate Purchase Contract (REPC) is the state-approved contract used for most residential home sales in Utah. It sets the price, earnest money, buyer conditions, deadlines, included items, closing and possession terms, and remedies if either side defaults.
When must Utah agents use the new REPC?
The updated REPC became available for use on November 1, 2026. The old version may no longer be used starting January 1, 2027, according to the Utah Association of REALTORS.
What are the biggest changes in the new Utah REPC?
Separate Appraisal and Financing Deadlines, buyer conditions grouped in one Section 3 checklist, a 50% default for earnest money released to the seller after a financing cancellation, a complete appraisal copy required to cancel for a low appraisal, smart home devices included by default, an EV charger checkbox, HOA reserve analysis disclosure and a holdover fee of at least $300 per day.
Does the new REPC change my earnest money risk?
It can. If you cancel under the financing condition, the contract releases a percentage of your earnest money to the seller. You can choose 50% or another percentage, and if no box is checked the form defaults to 50%. Review this with your agent before signing.
Does the new REPC change my right to inspect the home?
No. The due diligence condition still lets you inspect and review the property by your Due Diligence Deadline, but it now appears in the Section 3 checklist and applies only if it is checked.
Is a contract signed on the old REPC still valid?
Yes. A contract formed on the prior approved form can proceed on that form. The change affects which form is used for new offers, and the old version may no longer be used for new offers starting January 1, 2027.
Final Takeaway
The new Utah REPC is not a reason to panic, but it is a reason to slow down and read. Separate deadlines, new earnest money defaults and new included items mean the same offer can carry very different risks depending on which boxes are checked.
Before you sign a Utah real estate contract, make sure you understand more than the price: your deadlines, your risk points, your financing structure and your negotiating leverage.
Review Your Utah Contract Before You Sign
Buying or selling in Utah this season? Text CONTRACT to (385) 887-1404 for a private conversation about your offer, your deadlines and how to protect your equity under the new REPC.
Sources and Further Reading
- Utah REALTORS® (Oct. 28, 2026): Review of REPC Updates and Changes to Related Forms
- Institute of Real Estate Education: How Utah’s 2027 Real Estate Purchase Contract Was Approved
- Institute of Real Estate Education: 2027 Utah REPC, Page 1
- Utah Division of Real Estate: State-Approved Forms
- Utah REALTORS® Monthly Indicators, September 2026
- Freddie Mac (Oct. 29, 2026): Mortgage Rates Decline Further to 7.24%
This blog was personally created by Carol Sancho. If you are weighing a move involving Utah and want a thoughtful second opinion before committing, I am always happy to be a sounding board.
Sometimes clarity is the most valuable asset you can secure before you move.
Your Home. Your Equity. Your Next Move.
Your home is often one of your largest financial assets. Understanding its position in today’s market may be one of the most valuable conversations you have this year.
Contact Carol Sancho
I’m here to protect your best interests — and your equity.
Your Compass in Utah Real Estate
Carol Sancho
Utah Real Estate Advisor & Relocation Guide
Homes Now – Presidio Real Estate
📞 (385) 887-1404
✉️ carol@homesnowre.com
🌐 www.UtahRealEstateCarol.com
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Serving Salt Lake County, Utah County, Davis County, Weber County, Summit County and Wasatch County, including South Jordan, Daybreak, Draper, Holladay, Millcreek, Sandy, Lehi, Park City, Heber and Midway. English, Português, Español.
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This article is general information, not legal, tax, lending or financial advice. Contract terms described here are a summary; the signed REPC and its addenda control. Consult a Utah real estate attorney or other licensed professional for advice about your situation. Market figures come from the sources linked above and were current when published. Homes Now Real Estate LLC and Presidio Real Estate support the Fair Housing Act. Equal Housing Opportunity.
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