What Happens Between Accepted Offer and Closing in Utah

When a seller accepts an offer, both parties have just signed a binding contract. A clock starts running — and it has multiple countdowns on it, each tied to a specific deadline in the purchase contract.

In Utah, that contract is the Real Estate Purchase Contract, commonly called the REPC. Nearly every step between acceptance and closing day has a corresponding deadline written into it. Miss one, and the consequences range from losing a contingency protection to giving the other party grounds to cancel.

This guide walks through the process chronologically from the buyer's and seller's perspective. The specific deadlines in your transaction depend on what was negotiated — dates here represent typical ranges, not fixed rules. Refer to your signed contract for your actual dates. The REPC guide tool walks through what each section means and what the REPC requires at each stage.

Day 0: Both parties sign

The REPC becomes a binding contract when both buyer and seller have signed and the acceptance has been communicated. This is "mutual acceptance" — the effective start date for most REPC timelines.

Seller: Stop accepting other offers. The property is under contract. If you continue showing the property, make clear that any backup offers would be subject to the existing contract.

Buyer: The earnest money clock starts. Note every deadline in the contract.

Days 1–4: Earnest money deposit

The REPC sets this deadline at 4 calendar days from mutual acceptance. Earnest money is deposited with the escrow holder — typically the title company.

What it is: Earnest money is a deposit — commonly 1% to 2% of the purchase price in Utah, though the amount is negotiable — held in escrow until closing, where it's credited toward the purchase price. It is not a fee.

What happens if it's late: A late earnest money deposit can be treated as a material breach of contract, potentially allowing the seller to cancel. Some sellers will extend the deadline by written agreement; others won't.

Where it goes: Into the title company's escrow account. Not to the seller directly. The title company holds it as a neutral third party until closing or cancellation.

Seller tip: Confirm with the title company that the deposit has been received by the deadline. You can ask; it's your transaction too.

For more on how earnest money works and what determines refundability, see how to make a real estate offer in Utah.

Days 3–5 (typical): Seller's disclosure delivered

The REPC requires the seller to provide the Seller's Property Condition Disclosure form within a set number of days after acceptance — commonly 3 to 5 days. This form covers known material defects: structural condition, roof, plumbing, electrical, HVAC, water damage history, environmental hazards, HOA obligations, and more.

Buyer: Once you receive the disclosures, you have a set period to review them. If the disclosures reveal something significant, it becomes part of your due diligence analysis. The disclosure review period typically overlaps with the inspection period.

Seller: Complete the form before acceptance if possible — buyers can review it as part of their offer decision. Completing it after acceptance is allowed by the REPC but gives buyers a narrower window to raise concerns.

The Utah seller disclosure requirements guide explains what each section of the form covers and the legal basis for the obligation.

Days 5–14 (typical): Due diligence period

This is the buyer's inspection window — often called the "due diligence period" in the REPC. The REPC specifies a deadline, typically 10 to 14 calendar days after acceptance, by which the buyer must complete all inspections and make a decision.

What buyers do during due diligence

Home inspection. A licensed home inspector examines the structure, systems, and components. Typical cost in Utah: $400–$600 for a standard inspection. Specialty inspections are additional:

• Radon test: $150–$200 (common in Utah — radon levels vary significantly by county)
• Sewer scope: $150–$250
• Structural engineer: $300–$500

Confirm current rates with your inspector or specialist before scheduling.

HOA review. If the property is in a homeowners association, the seller provides HOA documents — CC&Rs, bylaws, current meeting minutes, financials, and any pending assessments. Review these before the due diligence deadline.

Survey / boundary review. For properties with boundary ambiguity, easements, or outbuildings near property lines, a survey may be appropriate. This takes time to schedule — order early.

Zoning and permit verification. Check whether any improvements (additions, conversions, outbuildings) were permitted with the county or city. Unpermitted work can complicate financing and resale.

Buyer's options before the deadline

The REPC gives buyers three choices before the due diligence deadline:

1. Accept the property as-is and proceed with no changes to the contract.
2. Request repairs or a price adjustment via a written addendum. The seller can accept, counter, or decline. If the parties can't agree, the buyer can still cancel.
3. Cancel the contract. Before the due diligence deadline, the buyer can cancel for any reason related to the property's condition and receive the earnest money back.

After the deadline: The buyer has accepted the property's condition. Canceling after this point based on property condition generally means forfeiting the earnest money unless another contingency (financing, appraisal) applies.

What sellers do during due diligence

Sellers typically accommodate inspections by making the property accessible. This means coordinating with buyers and inspectors on scheduling — often multiple visits — and addressing questions that arise.

If the buyer requests repairs, the seller evaluates the request. Options include: completing the repairs before closing, offering a credit at closing in lieu of repairs, adjusting the purchase price, or declining and letting the buyer decide whether to proceed or cancel.

Days 7–21 (typical): Appraisal ordered and completed

For financed purchases, the buyer's lender orders an appraisal after the loan application is submitted. The REPC includes a financing deadline by which the buyer must secure loan approval — the appraisal must typically be completed well before that deadline.

What it measures: The appraiser determines the market value of the property based on comparable sales. The lender won't lend more than the appraised value.

If the appraisal comes in at or above the purchase price: The financing process continues normally.

If the appraisal comes in below the purchase price: The REPC addresses this directly. The buyer and seller have options:

• Reduce the purchase price to the appraised value
• The buyer makes up the "appraisal gap" in cash — paying the difference between the appraised value and the purchase price out of pocket
• The parties cancel and the buyer recovers the earnest money (if the appraisal contingency is in place and the buyer acts within the specified timeframe)

Timing: In busy markets or rural areas, scheduling an appraiser can take 1 to 3 weeks. This is one of the less predictable elements of the timeline. The lender initiates it — buyers should ask for a status update if they haven't heard within a week of loan application.

Concurrent: Title search and title insurance

While inspections and appraisal are underway, the title company conducts its title search — reviewing public records to confirm the seller legally owns the property and to surface any issues: liens, judgments, easements, unpaid taxes, boundary discrepancies, or defects in the chain of title.

Duration: Typically 1 to 2 weeks, sometimes longer for properties with complex ownership histories.

What happens if a title issue is found: The title company notifies the parties. Some issues are resolved before closing (a lien is paid off, a document is recorded). Others require more investigation. Serious issues can delay or prevent closing.

Title insurance: Two policies are issued at closing. The owner's policy protects the buyer's ownership rights against title defects discovered after closing. The lender's policy protects the lender's interest. By custom in most Utah transactions, the seller pays for the owner's policy and the buyer pays for the lender's policy — though this is negotiable and addressed in the REPC. Confirm the arrangement with your title company.

The Utah title companies guide explains what a title company does, what title insurance covers, and how to find and compare companies in your area.

Financing deadline

The REPC specifies a financing deadline — the date by which the buyer must have loan approval. This is distinct from the closing date. Loan approval must come first, with enough time remaining to prepare closing documents and fund the loan.

What "loan approval" means: The lender has reviewed the buyer's financials, the appraisal, and the property — and has issued a commitment to lend. Not "conditional approval" with outstanding conditions, but a clear to close or near equivalent.

If the buyer can't secure financing by the deadline: The buyer can cancel the contract and recover the earnest money — provided they have acted in good faith and genuinely tried to obtain the loan. A buyer who didn't apply or who was denied due to financial changes after acceptance may not qualify for this protection.

Buyer action items during this period:

• Respond quickly to lender requests for additional documentation. Delays in providing documents extend the timeline.
• Avoid major financial changes: new debt, large deposits, job changes, large purchases. Lenders re-verify employment and credit before funding. Changes can derail approval.
• Lock your interest rate if you haven't already and your lender advises it.

Seller note: The financing contingency protects the buyer. If the buyer doesn't cancel before the financing deadline expires, they generally lose the financing contingency protection and may face earnest money forfeiture if they later can't close.

3 business days before closing: Closing Disclosure delivered

Federal law (TRID — the TILA-RESPA Integrated Disclosure rule) requires the lender to deliver the Closing Disclosure to the buyer at least 3 business days before closing. This document shows every line item of the transaction: the purchase price, loan details, all closing costs, prepaid items, and the exact cash required to close.

Buyer: Review it line by line. Compare it to the Loan Estimate you received when you applied for the loan. Ask the lender or title company about any charge you don't recognize or that changed significantly.

Seller: The title company will provide a settlement statement showing your side: sale proceeds, payoff of your mortgage, closing costs, and net proceeds. Review it before closing day.

Use the Utah closing cost calculator to estimate these numbers in advance — the Closing Disclosure should not surprise you if you've run the calculator during the contract period.

Before Settlement: Final walkthrough

The REPC permits the buyer to conduct a final walkthrough no earlier than 7 calendar days before the Settlement deadline. Settlement — when title clears and funds are disbursed — is distinct from the Closing date. The walkthrough confirms:

• The property is in the same condition as when the offer was made
• Any agreed repairs have been completed
• The seller has moved out (or is on track to, per the possession date)
• All included items are still present and functioning

This is not a second inspection. The walkthrough is a confirmation that nothing has materially changed. If the furnace was working at inspection and is now broken, that's a closing-day problem. If repairs were agreed and haven't been made, that's also a closing-day problem.

If something is wrong at the walkthrough, the parties have limited options at this stage: a repair credit held in escrow, a price adjustment, a delayed closing, or (in extreme cases) a cancellation. It's easier to address concerns earlier in the process.

Closing day

Closing happens at the title company. Both buyer and seller typically sign separately — the buyer and seller don't have to be in the same room, and closings are sometimes handled with one party signing remotely.

What each party signs:

Buyer signs:

• The promissory note (the loan agreement)
• The deed of trust (gives the lender a security interest in the property)
• The closing disclosure and settlement statement
• Lender-required certifications and disclosures

Seller signs:

• The warranty deed (transfers ownership to the buyer)
• The settlement statement
• Payoff authorization for the existing mortgage
• Any required transfer documents (HOA certification, etc.)

Funding and disbursement: After signing, the buyer's lender wires the loan funds to the title company. The buyer also brings their cash to close (via wire or cashier's check — not a personal check). Once all funds are received, the title company disburses: pays off the seller's mortgage, pays all closing costs and commissions, and sends the seller their net proceeds.

Recording: After disbursement, the title company records the deed with the county recorder. Legal ownership transfers at recording. This typically happens the same day as closing, sometimes the next morning.

Keys: The buyer gets the keys on the possession date specified in the REPC. For most Utah transactions, possession is on closing day at or after recording. If the seller negotiated a rent-back arrangement, possession transfers later — per the addendum.

Common things that delay closing

Late appraisal. Appraiser scheduling delays push everything back. If the appraisal comes in at the end of the timeline, there may not be enough time for the lender to process it before the closing date.

Buyer financial changes. New credit inquiries, job changes, or large deposits after loan application can trigger re-underwriting. Lenders re-verify employment and credit shortly before funding.

Seller title issues. An unexpected lien, a prior owner's judgment, or a gap in the chain of title discovered during the title search can delay closing while the issue is resolved.

Document turnaround. Missing information from either party — tax returns, insurance certificates, HOA documents — slows underwriting.

Closing date too tight. A 21-day closing is achievable for a straightforward financed purchase, but leaves no margin. One small delay cascades into a missed closing date. The REPC addresses how closing date extensions work and what happens if one party causes the delay.

What happens if you can't close on time

If the closing date arrives and the transaction isn't ready to close, both parties need to agree to an extension in writing. An addendum extending the closing date is common. If one party is responsible for the delay and the other is not willing to extend, the REPC's default provisions govern what happens — including potential earnest money forfeiture or the right to cancel.

A real estate attorney can clarify the consequences of a missed closing date for your specific contract.

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Frequently asked questions

How long does it take to close on a home in Utah?

Most financed purchases in Utah close in 30 to 45 days from accepted offer. Cash purchases can close in 14 to 21 days. The timeline depends on the inspection period negotiated in the REPC, lender processing time, appraisal scheduling, and the complexity of the title search.

Does the seller have to move out by closing?

The possession date in the REPC specifies when the buyer gets the keys. This is most commonly the same day as closing — but it doesn't have to be. If the seller needs additional time, a rent-back addendum can be added to the contract, giving the seller possession for a defined period after closing in exchange for rent paid to the buyer.

What happens to earnest money if the deal falls through?

It depends on why the deal fell through and which contingencies were active. If the buyer cancels within a valid contingency window — due diligence, financing, appraisal — the earnest money is typically returned. If the buyer cancels without a covered reason, the earnest money may be forfeited to the seller as liquidated damages. Disputes over earnest money are resolved between the parties; if they can't agree, the title company holds the funds until a court order or written agreement directs its release.

Can either party back out after the offer is accepted?

Both parties are bound by the signed REPC. Walking away without a contractual justification exposes the defaulting party to legal consequences. The buyer's primary exit ramps are the contingencies (due diligence, financing, appraisal) — each has a specific deadline. After those deadlines pass, the options narrow significantly. Sellers have fewer exit options — generally, they must perform unless the buyer has materially breached the contract.

Who coordinates all the moving parts?

In a transaction with agents, the agents and transaction coordinators manage the timeline. In a transaction without agents, the buyer and seller each track their own deadlines. The title company coordinates the closing documents and disbursement — but they don't track contingency deadlines or remind buyers to schedule inspections. That's the parties' responsibility.

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This article is for informational purposes only and does not constitute legal, financial, or real estate advice. REPC timelines, deadlines, and practices vary by transaction — refer to your signed contract for the terms that apply to you. Confirm specific practices with your title company and, if needed, a licensed real estate attorney.