Utah REPC Due Diligence Deadline and Section 24 Dates

The Utah REPC due diligence deadline, in short: it's the calendar date written in Section 24(b) of the state-approved Real Estate Purchase Contract. By 5:00 PM Mountain Time that day, the buyer must cancel in writing or resolve objections in writing with the seller; otherwise the Due Diligence Condition is waived and the earnest money becomes non-refundable, with limited exceptions.

More on this topic: Contract deadlines by state, every guide in one place.

This guide covers the four Section 24 deadlines and the dates around them, with section numbers so you can check your own copy. Utah law requires licensees to use this form, though the parties may change it. Confirm the effective date in your form's footer. It's general information, not legal advice; the executed contract controls. Other states: see the deadlines in a purchase contract or Colorado contract deadlines explained.

Key takeaways

• Section 24 has four deadlines, each a calendar date the parties fill in: Seller Disclosure, Due Diligence, Financing & Appraisal, and Settlement.
• Every dated performance is due by 5:00 PM Mountain Time on the stated date, and “days” are calendar days counted from the day after the triggering event (Section 21).
• Earnest money is due no later than four calendar days after Acceptance; the brokerage then has four calendar days from receipt to deposit it.
• Miss the Due Diligence Deadline and the Due Diligence Condition is waived; the earnest money is then non-refundable except under the appraisal and financing conditions (Section 8.1(c)).
• Cancelling for financing between the Due Diligence and Financing & Appraisal Deadlines releases a pre-agreed part of the earnest money to the seller (Section 8.3(b)(i)).

What are the Section 24 deadlines in a Utah REPC?

They're four dates the buyer and seller write into Section 24, Contract Deadlines. Unlike most states' forms, the REPC doesn't count them from acceptance; each one is a specific calendar date.

Two more dates hang off these. Any Additional Earnest Money Deposit is due by the Due Diligence Deadline or the Financing & Appraisal Deadline, whichever is later (Section 8.4). And after Settlement, loan funding and recording must be finished no later than four calendar days later (Section 3.2).

How does the Utah REPC due diligence deadline work?

During due diligence the buyer reviews the Seller Disclosures and runs whatever inspections, evaluations and checks the buyer wants: physical condition, insurance, water, HOA fees and so on (Section 8.1(a)). If the results are unacceptable “in Buyer's sole discretion”, the buyer has two choices, both due no later than the Due Diligence Deadline (Section 8.1(b)):

1. Cancel the REPC by written notice to the seller. The earnest money is released to the buyer without further written authorization from the seller.
2. Resolve the objections in writing with the seller, usually through an addendum the seller signs.

A repair request sent the day before the deadline isn't enough on its own. If the seller hasn't agreed in writing by 5:00 PM on the Due Diligence Deadline, the buyer must cancel by then or lose the right. Due diligence is optional: Section 8.1 has a box for whether the buyer's obligation IS or IS NOT conditioned on it, so check it on day one. See also the repair request process.

How are days and times counted in a Utah REPC?

Section 21 sets the rules. Time is of the essence, and extensions must be agreed in writing by all parties. Unless the REPC says otherwise, performance under any section that references a date is due by 5:00 PM Mountain Time on that date. “Days” and “calendar days” mean calendar days, counted from the day after the event that starts the clock, such as Acceptance.

Acceptance happens only when a party has signed the offer or counteroffer to accept it and that signing has been communicated to the other party or their agent (Section 23). Notices must be in writing, signed, and received by the other party, their agent or their brokerage by the applicable date (Section 18). The REPC we checked has no rule that moves a deadline off a weekend or holiday, and Section 21 says its dates don't bind title companies, lenders or appraisers unless they agree in writing.

The dates are illustrative; the executed contract controls.

When is earnest money due under the REPC?

No later than four calendar days after Acceptance, as the opening Earnest Money Deposit paragraph says. Once the REPC is accepted and the brokerage receives the money, the brokerage has four calendar days to deposit it into its real estate trust account. If the buyer wants to deposit with a title company instead, the Division publishes a separate addendum for that. More in the earnest money deadline.

How do the financing and appraisal conditions work?

They both run to the Financing & Appraisal Deadline. If the Appraisal Condition applies and the lender or appraiser gives written notice that the property appraised below the price, the buyer can cancel by that deadline with a copy of the notice, and the earnest money goes back to the buyer (Section 8.2(a)). If the buyer doesn't cancel, the condition is waived.

The Financing Condition is different. After the Due Diligence Deadline and up to the Financing & Appraisal Deadline, a buyer unhappy with the loan terms can cancel, but the amount written into Section 8.3(b)(i) goes to the seller and the rest to the buyer. If the deadline passes and the loan then doesn't fund, either party can cancel and all the earnest money goes to the seller as liquidated damages (Section 8.3(b)(ii)–(iii)). For FHA or VA loans, check the FHA/VA Loan Addendum. See low appraisal options.

What happens if you miss a deadline in a Utah REPC?

It depends on which one. Missing the Due Diligence Deadline waives the Due Diligence Condition, and the earnest money becomes non-refundable except as the appraisal and financing conditions allow (Section 8.1(c)). Missing the Financing & Appraisal Deadline waives the Appraisal Condition (Section 8.2(b)) and moves the financing risk to the buyer. A missed Seller Disclosure Deadline doesn't move the Due Diligence Deadline: get a signed extension.

Beyond the conditions, a default lets the other party choose a remedy: on a buyer default, the seller can cancel and keep the earnest money as liquidated damages, or sue (Section 16). Section 15 has a box for whether disputes shall, or may at the parties' option, go to mediation first. See what happens if you miss a contingency deadline.

Which Utah forms go with these deadlines?

How do you track Utah REPC deadlines without missing one?

Copy all four Section 24 dates on day one, confirm the Acceptance date, and add the two counted dates: earnest money four days after Acceptance and recording four days after Settlement. Note the 5:00 PM Mountain Time cutoff next to each, and diary a check-in a few days before the Due Diligence Deadline so any repair addendum is signed in time.

Closingbird reads the executed contract and fills in the dates it finds; you check and edit them. Contract reading covers roughly the first 12,000 characters of a long document, and Section 24 sits on the REPC's last page, so check that all four dates came through and add any that didn't (see how contract reading works). Because the Section 24 dates are calendar dates, they go in as fixed dates; earnest money is “4 days after acceptance”, counted from the day after, as Section 21 does. For the brokerage deposit, which runs from receipt, set a fixed date. Each owner gets a reminder every morning, well before a 5:00 PM cutoff. See deadline tracking.

Frequently asked questions

How long is due diligence in Utah?

As long as the parties agree. The REPC has no default; the Due Diligence Deadline is a calendar date written into Section 24(b). Two to three weeks is common practice, not a rule.

What time is the Utah due diligence deadline?

5:00 PM Mountain Time on the stated date, unless the REPC explicitly says otherwise (Section 21).

Can a Utah buyer get earnest money back after due diligence?

Only in limited cases: a timely cancellation under the Appraisal Condition, or a financing cancellation before the Financing & Appraisal Deadline, which still releases the agreed amount to the seller (Sections 8.1(c), 8.2, 8.3).

Do Utah REPC deadlines include weekends?

Yes. Days are calendar days, and the version we checked doesn't move a deadline that falls on a weekend or holiday.

When is earnest money due in Utah?

No later than four calendar days after Acceptance, and the brokerage deposits it within four calendar days of receipt.

Run it in Closingbird

Upload a Utah REPC, check the Section 24 dates Closingbird fills in against the contract, and give each deadline an owner who gets a morning reminder. Start a free trial (14-day free trial, no credit card required) or see pricing.

Related reading

• The deadlines in a purchase contract
• Colorado contract deadlines explained
• Arizona contract deadlines
• Wisconsin WB-11 offer to purchase deadlines
• Deadline tracking in Closingbird

Sources

Checked in October 2026. Rules and prices change, and many vary by state, so confirm with the source, your state's real estate commission or your broker before you rely on them.

• Utah Division of Real Estate: Real Estate Purchase Contract, state-approved form (Division copy; the site blocked direct fetches, so Sections 8.1, 8.3, 21, 23 and 24 were confirmed from search excerpts, October 2026)
• Real Estate Purchase Contract approved by the Utah Real Estate Commission and the Office of the Utah Attorney General, effective September 1, 2017 (copy posted by a Utah builder; clause wording checked against it)
• Utah Division of Real Estate: FHA/VA Loan Addendum to Real Estate Purchase Contract
• Utah Division of Real Estate: Deposit of Earnest Money with Title Insurance Company Addendum