Put each written offer into the same grid and copy the Utah Real Estate Purchase Contract terms exactly. Separate purchase price and deposits from the elective Due Diligence, Appraisal, and Financing Conditions; record any additional earnest money, the four party-filled Contract Deadlines, offer-lapse time, and the facts establishing Acceptance. Ask the principal broker to present each offer and explain the offer, counteroffer, notice, and contingency questions. Use the grid to compare tradeoffs with broker and legal advice; do not invent fixed Utah deadlines or assign a closing probability.
The REPC prints blank party-filled date and time fields, so this method does not assert a fixed statewide number of days for due diligence, financing and appraisal, settlement, or acceptance. The form may be altered, provisions may be deleted, or a different form may be used.
Put each written offer into the same REPC grid
The Utah Division of Real Estate's Real Estate Purchase Contract, effective December 4, 2024, gives a consistent set of fields for reviewing written offers. The blank form separately identifies purchase price, earnest money, elective conditions, contract deadlines, acceptance, possession, and addenda.
A comparison grid should copy the actual written terms rather than translate them into a homemade score. The parties may alter or delete provisions or use another form, so the signed offer and its addenda remain the authority.
Verification checklist
Copy the price and deposit fields exactly.
Record whether each elective condition is selected.
Keep appraisal and financing as separate conditions.
Copy each party-filled date and time.
Verify signature and communication for Acceptance.
Record possession and addendum dependencies.
Ask the broker or attorney about ambiguous terms.
REPC field | Offer A | Offer B | Offer C | Question for broker or attorney |
|---|---|---|---|---|
Purchase price | Copy written amount | Copy written amount | Copy written amount | What tradeoff does price create with other terms? |
Initial earnest money | Copy written amount | Copy written amount | Copy written amount | When and how is it due? |
Additional earnest money | Copy elected amount and due date | Copy elected amount and due date | Copy elected amount and due date | Is the additional deposit elected? |
Due Diligence Condition | Copy election and deadline | Copy election and deadline | Copy election and deadline | What rights depend on the written selection? |
Appraisal Condition | Copy election and deadline | Copy election and deadline | Copy election and deadline | Do not merge it with financing |
Financing Condition | Copy election and deadline | Copy election and deadline | Copy election and deadline | What written financing terms apply? |
Acceptance and lapse | Copy signature, communication, and lapse fields | Copy signature, communication, and lapse fields | Copy signature, communication, and lapse fields | Has Acceptance occurred under the written terms? |
This is a review structure, not private transaction evidence. Populate it only from offers the seller is authorized to review.
Separate price from earnest-money structure
The REPC records initial earnest money and separately provides for additional earnest money and its due date when elected. A seller review should therefore keep purchase price, initial deposit, and additional deposit in separate rows.
The grid can show those written fields side by side, but it should not infer that one deposit structure always makes an offer better or more likely to close. That judgment depends on the complete offer, seller priorities, property, financing, and professional review.
Compare Due Diligence, Appraisal, and Financing separately
The REPC separately names the Due Diligence Condition, Appraisal Condition, and Financing Condition. The Due Diligence Condition is elective. When selected, the buyer may cancel by the written Due Diligence Deadline or resolve objections; failing to act can waive that condition and affect earnest-money refundability, subject to other conditions and any party changes.
The Appraisal and Financing Conditions are also distinct elective conditions even though both use the Financing and Appraisal Deadline. Do not merge appraisal and financing into one contingency.
Each offer should therefore receive a separate row for each condition. Record whether it is elected, copy the written deadline, and ask what the selected language does in the actual offer. This is document review, not a generalized legal conclusion.
Copy the party-filled deadlines exactly
The REPC includes four Contract Deadlines as blank fields to be completed by the parties. It also includes an offer-lapse time.
Use the exact date and time printed in each offer. If an addendum changes a deadline, record the dependency and ask the broker or attorney which document controls. A statewide default cannot be inferred from a blank form.
Confirm Acceptance and offer lapse
Under the form, Acceptance requires signature and communication. A signature alone is not enough. The offer-lapse field is also completed by the parties, so the review record should show the written lapse time and the facts establishing communication.
Do not assume Acceptance or rejection from an incomplete file. Ask which communication and signatures establish the actual status of each offer.
Ask the broker the questions Utah law requires the broker to answer
The Utah Real Estate Licensing and Practices Act says a principal broker under an exclusive brokerage agreement must accept delivery of and present offers and counteroffers to the client. It also requires assistance with offers, counteroffers, and notices and requires the broker to answer client questions about an offer, counteroffer, notice, or contingency.
Duty | Trigger | Seller question | Source |
|---|---|---|---|
Present offers | Delivery under an exclusive brokerage agreement | Was each offer presented? | Utah Code Title 61, Chapter 2f |
Assist with offers and counteroffers | Written offer or counteroffer review | What response options are documented? | Utah Code Title 61, Chapter 2f |
Assist with notices | A notice affects the transaction | Which notice and deadline apply? | Utah Code Title 61, Chapter 2f |
Answer contingency questions | A written condition creates a question | What does the actual election and deadline say? | Utah Code Title 61, Chapter 2f |
The table identifies broker-duty checkpoints. It does not supply legal advice or replace review of the executed documents.
Decide without a fake probability score
A seller comparison grid should map price, deposits, named conditions, deadlines, acceptance and lapse terms, financing, possession, and addendum dependencies without collapsing them into a single score. Use the actual written offers and obtain broker or attorney review; the grid does not predict closing.
For separate context, review the guides to Salt Lake City offer terms and contingencies, financing and appraisal timing, moving up while selling, and choosing a Salt Lake City neighborhood. Those guides do not replace the terms in a written offer.
Frequently asked questions
Must the principal broker present offers?
Utah law says a principal broker under an exclusive brokerage agreement must accept delivery of and present offers and counteroffers to the client.
Are appraisal and financing one condition?
No. The REPC names separate elective Appraisal and Financing Conditions even though both use the Financing and Appraisal Deadline.
Does signing alone create Acceptance?
No. The REPC describes Acceptance as requiring signature and communication. The written offer-lapse field also matters.
How many days are the standard Utah deadlines?
This evidence set does not assert fixed statewide numbers. The REPC uses blank party-filled date and time fields, and the parties may alter provisions or use a different form.
Source record
Utah Real Estate Purchase Contract, effective December 4, 2024.
Utah Code Title 61, Chapter 2f, Real Estate Licensing and Practices Act, current chapter retrieved August 11, 2026.