--- title: "What a Utah REPC Deadline Actually Does to Your Loan | Ondo Real Estate | Ondo RE" canonical: https://www.ondorealestate.com/blog/utah-repc-deadline-and-your-loan/ --- # What a Utah REPC Deadline Actually Does to Your Loan The contract clock and the underwriting clock are not the same machine. [Home](/)[Learn](/learn/)First-Time BuyersFirst-Time Buyers Educational [← Mortgage learning hub](/learn/) A Utah Real Estate Purchase Contract (REPC) deadline is a contract clock between buyer and seller. It is not your lender’s underwriting calendar. Missing a written cancel notice can waive a condition even if the loan file is still open. Snapshot as of 2026-08 (Utah Real Estate Commission / Office of the Attorney General Real Estate Purchase Contract (form effective December 4, 2024). Confirm the form actually signed; parties may alter it. Not legal advice.). This is education about how a Utah purchase-contract deadline interacts with a loan file. It is not legal advice, not a review of your addenda, and not a promise that earnest money will be refunded. Read the form you signed with your agent; ask a Utah real-estate attorney about disputes. ## Four dates, 5:00 p.m. Mountain Time Time is of the essence. Unless the contract says otherwise, performance that references a date is required by 5:00 p.m. Mountain Time on that date. “Days” are calendar days, counted beginning the day after the triggering event (for example, Acceptance). Section 24 typically lists four contract deadlines: Seller Disclosure, Due Diligence, Financing & Appraisal, and Settlement. They are independent. Waiving due diligence does not waive financing and appraisal. Utah residential closings typically fund at a title company, not through a real-estate attorney as in attorney-closing states. Settlement on the REPC is signing and delivering funds the contract requires; Closing in the form also needs loan proceeds and recording. See [Utah closing costs](/blog/utah-closing-costs-title-origination-prepaids/). ## Due diligence is not financing If the Due Diligence Condition is checked, the buyer may cancel in writing by the Due Diligence Deadline if the results are unacceptable in the buyer’s sole discretion, and earnest money is typically released to the buyer. Missing that written notice generally waives the due-diligence condition. Independent REPC clocks as of 2026-08. Confirm the form you signed.Question[Due Diligence Deadline](/learn/first-time/)[Financing & Appraisal Deadline](/blog/pre-approval-vs-aus-vs-clear-to-close/) What the clock is forProperty, disclosures, inspections, insurance availability — buyer’s sole discretion if the condition is checked.Appraisal at or above price, and whether the buyer is satisfied with loan terms. Separate from due diligence. If you miss written noticeThe due-diligence condition is generally waived. Financing and appraisal can still be alive until their deadline.Appraisal and financing cancel rights in the form are easier to lose. After the deadline, a loan that never funds can send remaining earnest money to the seller. What the lender’s calendar doesNothing by itself. The lender is not a party to the REPC.AUS findings and CTC are file stages, not Section 24 dates. Align them in writing with your agent before the clock expires. Parties may alter the form. Addenda control if they conflict. This table is not legal advice. ## What the financing condition actually does to the loan Appraisal and financing are separate conditions that share a Financing & Appraisal Deadline. An appraisal cancel typically needs a written notice of appraised value below price. A financing cancel before that deadline is available if the buyer is not satisfied with loan terms — and the form often releases a filled-in portion of earnest money to the seller. After that deadline, if loan proceeds are not delivered as the contract requires, cancellation can send the remaining earnest money to the seller as liquidated damages. That is the Utah-specific trap: canceling for loan terms _before_ the Financing & Appraisal Deadline can still send a filled-in slice of earnest money to the seller. Waiting until after that deadline because “the underwriter needed one more condition” can put the rest of the deposit at risk if loan proceeds never arrive.The REPC says performance dates are not binding on lenders, title companies, or appraisers who are not parties, except as they separately agree. A pre-approval letter, AUS findings, or a hoped-for clear-to-close is not a REPC deadline. Written notice under the contract is what preserves a cancel right. Map the file stages separately: [pre-approval vs AUS vs clear to close](/blog/pre-approval-vs-aus-vs-clear-to-close/). A letter in the offer packet does not extend Section 24. ## Earnest money vs cash to close Earnest money is usually credited toward what you already owe at closing. Timing still matters: the deposit leaves your account when the REPC says it must. Pair this with [cash besides down payment](/blog/utah-cash-to-close-besides-down-payment/) and the [first-time hub](/learn/first-time/). If you are moving for a job that has not started, the contract clock still runs — see [relocating and job seasoning](/blog/relocating-to-utah-job-seasoning/). ## What happens next - Read Section 24 dates on the form you signed. They are calendar days at 5:00 p.m. Mountain Time unless altered. - Tell the loan officer those dates on day one. Ask what has to be true before the Financing & Appraisal Deadline. - Any cancel or extension is written notice under the contract, signed, and received — not a text to the lender. ## Common questions ### If my loan is not clear to close by the Financing & Appraisal Deadline, do I automatically get earnest money back? ### Is a pre-approval letter the same as meeting the REPC financing condition? ## Keep going [First-time buyer cash, assistance, and closing How much cash besides down payment, how DPA stacks with gifts, and how Utah closings actually fund. Informational only.](/learn/first-time/)[Closing Costs in Utah: Title, Origination, and Prepaids Utah funds at title companies, uses deeds of trust, and has no statewide transfer tax. Recording, title premiums, and tax calendars still vary by county.](/blog/utah-closing-costs-title-origination-prepaids/)[Earnest Money vs Down Payment vs Closing Costs Three different cash lines. Earnest money is usually credited at closing. Timing and the Utah REPC still matter. Not legal advice.](/blog/earnest-money-vs-down-payment-vs-closing-costs/)[Pre-Approval Letter vs AUS Findings vs Clear to Close Three documents, three jobs. A letter is a snapshot, AUS is an engine result, CTC is an underwriter sign-off. None of them is a guarantee you will fund.](/blog/pre-approval-vs-aus-vs-clear-to-close/)[How Long a First Purchase Usually Takes Pre-approval through contract, underwriting, clear to close, and funding. Ranges, not a closing-date promise. Links Utah REPC and AUS vs CTC.](/blog/how-long-first-purchase-takes/)[Relocating to Utah: Income Seasoning When the Job Starts in 60 Days An offer letter can sometimes qualify a conventional purchase before the first paycheck. Sixty days is a common question, not a published 60-day rule. Utah-specific where the closing is unique.](/blog/relocating-to-utah-job-seasoning/) ## What to do next Education first. A conversation with a loan officer is how you find out what may actually fit your file. [First-time cash and closing](/learn/first-time/)[Start a mortgage conversation](/qualify/) Loan information is provided by Ondo Real Estate (NMLS ID on file). This is not a commitment to lend, a loan approval, or an offer of credit. Rates, terms, and payments shown are estimates for illustration only, are not a quote, and are subject to credit approval, underwriting, and market conditions. You are not required to use Ondo for financing to buy or sell with Ondo. Equal Housing Lender. Program rules, fees, and county loan limits change. Confirm the current published schedule and lender overlays. Nothing here is a quote, a lock, or a credit decision. [Licensing and disclosures](/licensing/)