The Utah REPC Explained: Deadlines That Decide Your Deal
Utah uses a state-approved Real Estate Purchase Contract. Nearly every dispute in a Utah transaction traces back to one of its three deadlines.
Kristen Sherlock · Last updated January 18, 2026 · 7 min read
The three deadlines
The REPC is structured around a Due Diligence Deadline, a Financing & Appraisal Deadline, and a Settlement Deadline. Each one transfers a specific risk from buyer to seller or back.
- Due Diligence Deadline — the buyer's inspection and investigation window
- Financing & Appraisal Deadline — loan approval and valuation certainty
- Settlement Deadline — funding and document signing, distinct from recording
Earnest money follows the deadlines
Whether earnest money is refundable is almost always a function of which deadline has passed. Cancelling within due diligence and cancelling after it are materially different outcomes.
Settlement is not closing
In Utah, settlement is signing and funding. Closing occurs when the deed records. Possession is negotiated separately in the contract and should never be assumed.
Kristen Sherlock
Kristen Sherlock is a Global Luxury Property Specialist with Coldwell Banker Realty, serving Farmington, Davis County and the greater Salt Lake area.