A Utah Real Estate Purchase Contract, or REPC, runs on four dates: the Seller Disclosure Deadline, the Due Diligence Deadline, the Financing and Appraisal Deadline, and the Settlement Deadline. Each one is a specific date written into your contract, and what you can do, and what happens to your earnest money, changes as each one passes. The most important one for buyers is typically the Financing & Appraisal Deadline: cancel in writing before it passes and your earnest money comes back to you, and after it, your options narrow.
(The REPC is the state-approved contract published by the Utah Division of Real Estate, and a new version becomes required for new offers on January 1, 2027, so this post describes the form used today.)
The dates are the contract. Knowing them is the cheapest protection a buyer or seller has, so here’s what each one means in plain English.
When Your Offer Is Accepted
Once both sides sign, you have a binding contract and the clocks start. Your earnest money goes into the brokerage’s trust account, not to the seller. Under the REPC, after acceptance and receipt of the money, the brokerage has four calendar days to deposit it.
Earnest money isn’t a fee. Under the contract, it’s returned to the buyer or released to the seller depending on which deadlines you meet and which conditions apply.
The Seller Disclosure Deadline
By this date, the seller must give the buyer the required disclosures, including the Seller Property Condition Disclosure, which covers known defects, past repairs and other details about the home. If the property is located in a HOA, there are certain HOA documents that are required to be disclosed (ex: CCRs, ByLaws, Meeting Minutes, etc) The date is negotiated and written into the contract, usually early enough that the buyer can use the disclosures during due diligence.
If the seller doesn’t deliver the disclosures on time, talk to your agent right away about your options, including whether to extend your due diligence in writing.
The Due Diligence Deadline
This is the buyer’s window to inspect the home, review the seller’s disclosures, check title, review HOA documents if there are any, and move the loan forward. Most often it’s about 14 calendar days after acceptance, but the timeframe is always negotiable.
You have two main options before the deadline:
Cancel in writing. If a Buyer doesn’t like what they find, they can cancel before the Due Diligence Deadline, in their sole discretion, and their earnest money is released to them without the seller needing to sign off.
Resolve your objections in writing. If the Buyer wants to move forward, the buyer and the seller can agree in writing on repairs, credits or other terms before the deadline. We covered how sellers can handle these requests in our post on how to negotiate when selling in Utah County.
A few points trip people up:
The deadline is about delivering written notice, not just making up your mind. Deciding on the last day isn’t enough if the notice doesn’t get delivered.
An extension has to be in writing and signed by both sides. A text or a verbal “no problem” isn’t a contract change.
After the deadline passes, canceling can put your earnest money at risk unless another condition in the contract, like financing or appraisal, applies.
If the contract calls for an additional earnest money deposit, it’s due by the later of the Due Diligence Deadline or the Financing and Appraisal Deadline.
The Financing and Appraisal Deadline
This date protects the buyer if the home doesn’t appraise or the loan doesn’t come through, and the two protections work differently.
Appraisal. If the home appraises for less than the purchase price and the appraisal condition applies, the buyer can cancel by written notice by this deadline and get their earnest money back. We walk through your options in our post on what happens if the home doesn’t appraise.
Financing. If the buyer isn’t satisfied with the terms of the loan and the financing condition applies, they can cancel by written notice by this deadline and get their earnest money back. There is an option in the contract that allows for the Seller to request that if there is a financing condition for the reason the buyer is cancelling, a portion of the earnest money, in an amount set in the contract, can go to the seller and the rest comes back to the buyer. All told, though, if the buyer's loan still hasn’t come through after the deadline, the buyer's earnest money is at risk, and the contract can release it to the seller as liquidated damages.
So before this date passes, Buyers should ask their lender where their loan stands. A pre-approval letter isn’t the same as a loan that’s cleared underwriting.
The Settlement Deadline
This is the date by which settlement has to happen. In the REPC, "settlement" generally means the buyer and seller have signed and delivered all the documents the contract requires.
"Closing" is when all funds have been received and the sale is complete, which includes recording the deed and paying the seller. They can be the same day or a day or two apart, depending on when both parties sign, the title company, the lender, and even the county's schedule.
Possession is a separate item. The contract sets when the buyer gets the keys, which may or may not be the same day as closing.
How the Dates Fit Together
Here’s the order things generally happen in:
- Acceptance and earnest money. The contract is signed, and the deposit goes into trust.
- Seller Disclosure Deadline. The seller delivers the required disclosures.
- Due Diligence Deadline. The buyer inspects, reviews, and either cancels, resolves objections in writing, or moves forward.
- Financing and Appraisal Deadline. The loan and appraisal need to be in order.
- Settlement Deadline. Documents are signed, funds are delivered, and the sale closes.
Dates other than the earnest money deposit are set by you and the seller, so your contract’s dates may not look like a neighbor’s. Always work from your own contract.
A New REPC Is Coming in 2027
The Utah Real Estate Commission approved a new REPC on August 19, 2026. According to education providers covering the change, both the new and prior forms may be used through the end of 2026, and starting January 1, 2027, agents must use the new form for new offers unless an exception applies. The deadlines and rights described here reflect the current form, so ask your agent which version your contract uses, and confirm your dates from the contract itself.
What This Means for Buyers
Put every deadline on your calendar the day you go under contract. Schedule your inspections early in the due diligence period so you have time to negotiate before it ends. And ask your agent to confirm any change to a date in writing, signed by both sides.
What This Means for Sellers
Deliver your disclosures on time, because missing that date gives the buyer a way out. Expect buyer requests before the Due Diligence Deadline, and respond within the window so the deal isn’t left in limbo. And know that a low appraisal or a loan problem is handled around the Financing and Appraisal Deadline.
At Foundry Group, every file we manage is tracked task by task against these dates, so nothing falls through the cracks between acceptance and closing. If you’re buying or selling and want someone to walk you through your timeline, reach out to our team.
Frequently Asked Questions
What are the deadlines in the Utah REPC?
The Seller Disclosure Deadline, the Due Diligence Deadline, the Financing and Appraisal Deadline, and the Settlement Deadline. Each is a date negotiated by the buyer and seller and written into the contract, plus a separate possession timeframe.
Where does earnest money go in Utah, and when is it due?
The buyer delivers it to the buyer’s brokerage no later than four calendar days after acceptance. The brokerage then has four calendar days to deposit it into its trust account. It doesn’t go directly to the seller.
How long is the due diligence period in Utah?
It’s negotiated, and it’s commonly around 14 calendar days. If the buyer cancels in writing by the Due Diligence Deadline, their earnest money is released back to them. After the due diligence deadline, the earnest money generally becomes non-refundable, except for the buyer's appraisal and financing rights.
What happens if the seller misses the disclosure deadline?
The Buyer should talk to their agent right away. Depending on the contract, the buyer may be able to ask the seller to deliver the documents and extend their due diligence deadline in writing. Don’t assume the deadlines move on their own.
Can REPC deadlines be extended, and what time do they expire?
Extensions must be agreed to in writing by the buyer and seller. Unless the contract says otherwise, performance is required by 5:00 PM Mountain Time on the stated date.
What’s the difference between settlement and closing?
Settlement is when the documents are signed. Closing is when settlement is complete, the loan funds have been delivered, and the documents are recorded. Under the REPC, funding and recording must happen no later than four calendar days after settlement.
Is there a new REPC in Utah?
Yes. A new REPC was approved effective August 19, 2026, and becomes required for new offers on January 1, 2027. Ask your agent which version your contract uses.
Citation Resources:
https://realestateonlinelearning.com/how-utah-2027-repc-was-approved/
https://commerce.utah.gov/realestate/
This article is for general informational purposes only and reflects publicly available information at the time of writing. It is not legal, tax, or financial advice. Market data, development proposals, and city decisions can change, so confirm current information with relevant sources and consult qualified professionals for advice specific to your situation.
