The Utah home seller's guide
Selling a house as-is in Utah
Selling a house as-is in Utah means you sell it in the shape it is in today, with no repairs and no repair credits. Any home can be sold that way. You still tell the buyer in writing what you know, the buyer can still inspect if the due diligence box is checked, and a buyer's loan may still need some fixes first.
My as-is sale
- Price it for its condition
- Tell what I know, in writing
- Buyer inspects, if box checked
- Learn what a buyer's loan needs
- Keep it as it was at acceptance
- Broom-clean at hand-over
Part 1 of 4
What as-is means
The plain meaning, and the as-is clause already written into Utah's state contract.
The short answer
Yes, any Utah house can be sold as-is
In shortAs-is means no repairs and no repair credits. You still disclose what you know, the buyer can still inspect if the box is checked, and some loans still need fixes first.
You can offer any Utah home as-is, in any shape. Selling a house as-is in Utah means you offer it the way it sits today. You will not make repairs, and you will not give the buyer money toward repairs. Nothing in the state purchase contract makes a seller fix anything unless the seller agrees to it in writing.
Three things stay the same, though. You still tell the buyer in writing about the problems you know of. The buyer can still inspect, and back out, if the due diligence box on the contract is checked. If the buyer pays with a loan, that lender may still want some problems fixed before the loan can close.
If an estate is selling the home, selling an inherited home as-is covers the parts that change for an estate sale.
- Still on you
A written disclosure of what you know, and the home handed over in about the same shape as when you accepted the offer.
- Still the buyer's right
An inspection and a way out, if the due diligence box is checked.
- Still up to the lender
Repairs a buyer's loan program asks for before closing, such as a roof that lets water in.
What it means
What does selling a house as-is mean?
In shortYou sell the home in its current condition, with no repairs and no repair credits. The word in your listing tells buyers that up front. It does not stop them from asking.
Can you sell a house as-is? Yes. Selling as-is means you offer the home in its current condition and do not plan to fix anything or pay toward fixes. A buyer who wants new carpet or a new furnace plans for that in the price they offer.
The word as-is in your listing does not change the contract. It is a signal to buyers and their agents, sent before anyone writes an offer. It says you do not plan to agree to repairs or credits. A buyer may still ask for them in writing, and you may still say no.
- What as-is tells a buyer
You mean to sell the home as it sits. Repairs and repair credits are off the table unless you agree to one later, in writing.
- What as-is does not do
It does not cover up a known problem, block the buyer's inspection, or change what a buyer's lender asks for.
The contract
The as-is clause in Utah's purchase contract
In shortThe state contract already sells every home As-Is. Your own promises are short: tell what you know, hand the home over in the same shape, leave it broom-clean, and fix moving damage.
Utah law lets real estate agents fill out only purchase forms the state has approved, with a few exceptions, such as a contract written by your own attorney. So when an agent writes up a home sale here, it goes on the state Real Estate Purchase Contract, often called the REPC.
Two versions are in use right now. The new form took effect November 1, 2026. The December 2024 form can still be used through December 31, 2026, and after that only the new one. The date in the footer of the last page shows which one you signed.
Under the clause itself, the buyer takes the home As-Is, with no warranties from you, after a full chance to inspect. The buyer leans on their own judgment and their own inspectors. So every sale on the state form is already an as-is sale. Your promises sit right beside that clause, and the list is short.
The buyer
- Takes the home As-Is, with no warranties from you
- Can inspect, if the due diligence box is checked
- Relies on their own judgment and inspectors
You, the seller
- Tell the buyer in writing about known defects that hurt the value and that a reasonable inspection would miss
- Give the written condition disclosure
- Hand the home over in about the same shape as on the day you accepted, normal wear aside
- Leave it broom-clean, with your belongings and debris gone
- Repair damage from moving out
Your promises on this list last past closing.
What is missing from your list? The form has no promise that the furnace, air conditioner, plumbing, wiring or appliances work. On the new state form (November 2026), you are also not responsible for nail holes, screw holes or other wall marks left from taking down pictures.
There is no state as-is form, and no as-is addendum either. The Division of Real Estate's list of approved forms holds one purchase contract and a short set of addenda. Any extra terms about condition or repairs go in an addendum, such as the Blank Addendum.
Spoken promises do not count. The signed contract, its addenda and your disclosures make up the whole deal, and any change needs a written agreement.
As of November 2026. Both versions of the state form are in use until December 31, 2026.
Thinking of selling as-is?
Selling it the way it sits?
An as-is price starts from the home as it stands, not after work you may skip.
Send me the address, and I'll reach out within one business day. Then we set a time to go over what it is worth today and what a buyer's loan would ask of it. Listing it is your call.
Selling somewhere else in Utah? A partner agent I trust there can list it, and that agent's brokerage pays mine a referral fee.
Part 2 of 4
What still applies
The disclosure, the buyer's inspection, and which loans can close on the home as it sits.
What stays the same
What selling as-is does not change
In shortYou still disclose what you know. The buyer can still inspect and cancel if the box is checked. And no contract clause covers up a hidden problem.
Do you have to disclose problems when selling as-is? You do, for every problem you know about. As-is changes what you will fix. It does not change what you must tell.
- You still disclose
By the Seller Disclosure Deadline, you give a signed condition disclosure and written notice of known environmental problems and code violations. A home built before 1978 adds a federal lead form. The form asks what you know today, so you do not have to open walls to fill it out. Seller disclosures in Utah goes through the form part by part.
- The buyer can still inspect
If the due diligence box is checked, the buyer pays for the checks they pick, and you let them in. By the Due Diligence Deadline, they cancel in writing and get their earnest money back, or work things out with you in writing. Earnest money is the deposit the buyer puts down once the offer is accepted. Inspection issues for sellers covers how to answer a repair request.
- Hiding a problem is still not allowed
Calling a sale as-is does not protect a seller who hides a known problem. Utah courts do not let a contract clause excuse fraud. Your own listing agent cannot keep a known defect quiet either. For your own case, ask a Utah real estate attorney.
- Water rights still go with the home
Water rights or shares that serve the home pass at closing unless you exclude them in writing. You give proof of them by the Seller Disclosure Deadline. See Utah water rights.
Can you ask buyers to skip the inspection? You can ask for offers with the due diligence box left unchecked. Whether to agree is up to each buyer. A buyer's lender may also order an appraisal, and the appraiser looks at the home's condition as well as its value.
Who can buy it
Who can buy an as-is home?
In shortA buyer paying cash, a buyer with a renovation loan, and a buyer with a standard loan if the home meets that loan's rules. Wear and dated looks do not need fixing for those rules. Safety, soundness, water and roof problems do.
Who buys houses sold as-is? Anyone can make an offer, but the way a buyer pays decides what the house has to pass. A loan brings the lender's property rules with it. So the real question for an as-is seller is which loans can close on the house the way it sits.
Many conventional loans follow Fannie Mae's rules. If the appraiser finds a problem that could affect safety, soundness or the structure, the home is appraised subject to that repair. The loan then waits until the work is done, or until a qualified pro checks it and finds it fine.
Minor wear is different. Under the same rules, worn floors or carpet, holes in window screens and cracked window glass do not have to be fixed, and the home can be appraised as-is. A home with major problems that hurt its safety or soundness is another story. Fannie Mae will not buy that loan until the home is repaired.
FHA asks for a home that is safe, sound and secure. The FHA appraiser lists the repairs needed to get there, and the lender can approve the home only after they are done. That repair list is about safety, security and soundness, not looks.
VA asks for a home that is safe, structurally sound and sanitary. That means enough heat to live in it, hot water and a steady supply of safe drinking water. It also means working bathrooms with a safe way to get rid of sewage, and a roof that keeps water out. VA loans in Utah covers the program itself.
A solid dot means that way of paying can close on a home in that shape. An empty dot means the repair comes first, before that loan can close. The buyer's lender makes the final call on any one home.
| Condition | Many conventional loans | FHA or VA | Renovation loan | Cash |
|---|---|---|---|---|
| Worn floors, torn screens, cracked glass | Can be appraised as-is | Not on the basic list | Can close | Can close |
| A dated kitchen or bath that works | No repair needed for the loan | Not on the basic list | Can close | Can close |
| A safety hazard | Fix before the loan closes | Fix before the loan closes | Repair goes into the loan | Can close |
| No working heat or hot water, or unsafe water | Fix before the loan closes | Fix before the loan closes | Repair goes into the loan | Can close |
| A roof that lets water in | Fix before the loan closes | Fix before the loan closes | Repair goes into the loan | Can close |
| A structural problem | Fix before the loan closes | Fix before the loan closes | Repair goes into the loan | Can close |
| A whole-house project | Not eligible until repaired | Approved only once the repairs are done | Made for this: the work is planned into the loan | Can close |
A repair the buyer's lender requires is not a wish list. Until it is done, that buyer's loan cannot close. You still choose whether to do it. If you agree, put it in writing, and keep in mind that after you accept an offer, big changes to the home need the buyer's written OK. If the work never gets done, how the deal can end depends on which boxes the contract has checked.
The appraisal can end a deal on its own, too. If the appraisal box is checked and the value comes in below the price, the buyer may cancel and get the earnest money back. On the new state form (November 2026), that right runs to the Appraisal Deadline and needs a full copy of the appraisal. On the older form, it runs to the Financing and Appraisal Deadline.
The state FHA/VA Loan Addendum, old and new, has you pay for repairs the FHA or VA appraisal calls for, up to a limit written into it. The new addendum (November 2026) adds a way out. If the needed work would cost more than that limit, the buyer may cancel by the Appraisal Deadline and get the earnest money back. If the appraisal comes in low, low appraisal options walks through your choices.
Cash buyers have no lender rules to meet. If the due diligence box is checked, they still get their inspection and their way out. Some cash offers come from companies that buy houses for speed. Cash offer or listing shows how to check the buyer and compare what you keep.
Renovation loans, in plain words. Some loans let a buyer buy a house and fix it with one loan. FHA's 203(k) covers the purchase and the repair work. Part of the money pays you at closing. The rest is set aside in an escrow account and paid out as the work gets done. It comes as a Standard 203(k) for major repairs and a Limited 203(k) for smaller ones. Fannie Mae's HomeStyle Renovation loan works in a similar way, and the work must be finished within a set time after closing. Both need the work planned and priced before closing, so expect more steps and paperwork. The buyer's lender explains who qualifies.
Put the home on the MLS and every buyer's agent can see it. Buyers paying cash, buyers with renovation loans and buyers with standard loans can all find it there. What the MLS is explains how the listing reaches them.
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Scott is an amazing loan officer. Our refinance went smoothly and closed within 2 weeks. He was very conscientious with every detail and professional. He was in contact often throughout the process. We will definitely use him in the future for our real estate needs.
Part 3 of 4
Deciding and selling
As-is or fix it first, then the as-is sale step by step.
Fix first or not
As-is or fix it first?
In shortPut the cost of the fix next to the price cut a buyer would take for the problem. Then ask whether the problem would stop a buyer's loan.
The math is simple to say. Set the cost of a fix beside the price cut buyers would take for that same problem. If the fix costs less, fixing leaves you more. If it costs more, pricing it in can make more sense.
Then look at the house the way a lender would. A problem that would stop a buyer's loan, such as a safety hazard, a leaking roof, no heat or a structural issue, narrows who can close until it is fixed. Worn finishes and dated rooms do not stop a loan, so they can simply go into the price.
Buyers take money off for the repairs they can see, and for the risk of the ones they cannot. A written bid helps with that second part. It turns a worrying unknown into a number you can price around.
How much less does an as-is home sell for? There is no set discount. The price starts from recent sales of similar homes nearby in similar condition, then adjusts for the work this one needs. How to price your home shows each step.
As-is often fits when
- The work costs more than you can or want to spend
- You live far away and cannot run a project
- An estate is selling the home
- Most of the value is in the land and the location
Fixing first often fits when
- A problem would stop a buyer's loan, and the fix is clear
- A written bid comes in under the price cut buyers would take
- You have the time and the money to see the work through
Either way, what you know still goes on the disclosure form.
To pick which repairs are worth making, and whether a pre-listing inspection makes sense, see repairs to make before selling a house.
Run both numbers. The seller net sheet includes a repairs line. Run it once with the fix and once with the price cut, then compare what you keep.
Step by step
How to sell a house as-is in Utah, step by step
In shortEight steps, from learning what the home is worth as it stands to handing over the keys.
An as-is sale follows the same road as any Utah sale, with a few turns of its own. The home selling process lays out the whole road.
- 1Learn its value as it stands
Start from what the home is worth in its current shape, not after work you may never do. Ask for a home value.
- 2Decide on any fixes
Pick the few repairs worth making, if any. The repairs guide sorts them.
- 3Fill out the disclosure
Answer from what you know today. Seller disclosures in Utah covers each part.
- 4Price it for its condition
Use sales of similar homes in similar shape, then adjust for the work. How to price your home has the method.
- 5List it and say as-is plainly
Put it on the MLS with the word as-is in the listing, so buyers know before they write an offer.
- 6Compare every offer
Weigh price, terms and how each buyer pays. Reviewing offers reads the terms, and the cash offer guide weighs a quick sale.
- 7Get through due diligence
If the box is checked, the buyer inspects and may ask for repairs, which you can turn down. Inspection issues for sellers has the details.
- 8Keep it the same, then hand it over
Make no big changes without the buyer's written OK, then leave it broom-clean. Moving out after selling covers the hand-over.
Part 4 of 4
After you accept, and next steps
What changes once you accept an offer, and selling as-is with me.
After you accept
After you accept an as-is offer
In shortAs-is has a date: the day you accept. Keep the home in that shape, make no big changes without the buyer's OK, and hand it over clean.
As-is has a date on it. The condition you sell is the condition on the day you accept the offer. You promise to hand the home over in about that same shape, apart from normal wear.
From then until closing, you may not make big changes to the home without the buyer's written OK. That covers a project you suddenly want to start, and it covers tearing anything out.
What if something breaks? On the new state form (November 2026), damage before closing from fire, vandalism, flood, earthquake or an act of God is the seller's risk. If repairs would cost more than a share of the price set in the form, either side may cancel, and the buyer gets the earnest money back. Let your agent know at once, and put any fix in writing.
The buyer's final walk-through comes no earlier than seven calendar days before settlement. It checks that the items staying with the home are there and that any repair you agreed to is done. The final walk-through guide covers that visit, and moving out after selling covers the broom-clean hand-over.
The gold diamond is the day that sets what as-is means for your sale. Everything after it keeps the home in that shape until the keys change hands. The fire or flood rule is on the new state form (November 2026).
With me
Selling as-is with me
In shortIn Southern Utah, I can tour the home with you and tell you which buyers' loans could close on it as it sits. Elsewhere in Utah, a partner agent I trust lists it.
No two as-is homes need the same plan. When the house is in Iron, Washington, Kane, Garfield or Beaver County, we can tour it together and talk through its value today. Together we sort what to fix first and what to price in, and you put what you know on the disclosure form.
Because I also hold a mortgage license, I can tell you what each kind of buyer's loan will check before the listing goes live. Then you know who can close on the house without any work, and who would need a repair first. On any single purchase I work in only one role, and I put that in writing up front. How I Work has the details.
Cedar City is where I live, and I have lived in Southern Utah for more than 20 years. For a home elsewhere in the state, I connect you with a partner agent I trust there, and that agent's brokerage pays my brokerage a referral fee.
Start with a home value as it stands, or write to me about your house.
Questions, answered
What sellers ask about selling as-is
It means you sell the home in its current condition, with no plan to make repairs or give repair credits. Utah's state contract already has the buyer take the home As-Is, with no promise from you about its condition. You still give a written disclosure of what you know. If the due diligence box is checked, the buyer can still inspect and cancel by that deadline.
Not just by calling it as-is. The right to inspect is a box on the front of the state contract. When that box is checked, the buyer inspects at their own cost and you must cooperate. You can ask for offers with the box unchecked, but each buyer decides whether to agree. A buyer's lender may also order an appraisal, and the appraiser looks at condition too.
Yes, they can ask, and you can say no. If the due diligence box is checked, the buyer then chooses to cancel by the deadline or go ahead. A repair the buyer's lender requires is different, because that loan cannot close until the repair is done.
Compare what the fix costs with the price cut buyers would take for the problem. When the fix costs less than the cut, fixing leaves you with more. A problem that would stop a buyer's loan, such as a leaking roof or a safety hazard, narrows who can close until it is fixed. Wear and dated looks can go into the price.
As-is means the condition on the day you accepted the offer, and you hand the home over in about that shape, normal wear aside. On the new state form (November 2026), damage from fire, flood and similar events before closing is the seller's risk, and major damage lets either side cancel. Tell your agent right away and work out any fix in writing.
Utah law does not require one. An as-is sale still needs a price that fits the condition, a disclosure done right, a listing every kind of buyer can see, and a plan for the inspection and the appraisal. Whether you hire an agent, and which one, is your choice.
Yes, the ones you know about. As-is changes what you will fix, not what you must tell. The state contract has you give a written condition disclosure and tell the buyer about known defects that hurt the value and that a careful buyer could not find. Utah courts do not let an as-is clause excuse hiding a known problem.
Yes, if the home meets the program's basic standards. FHA asks for a home that is safe, sound and secure, and VA asks for one that is safe, structurally sound and sanitary. A problem such as a roof that leaks or a safety hazard must be fixed before that loan closes. FHA's repair list is about safety, security and soundness, not looks. Under the state FHA/VA Loan Addendum, you pay for required repairs up to a limit written in. On the new addendum (November 2026), the buyer may cancel if the work would cost more.
Not because of due diligence. That condition is the buyer's way out, not the seller's. The state contract lets a seller cancel only in set cases, such as earnest money that does not arrive on time. Before you try, talk with your agent or a real estate attorney.
Keep exploring
More guides for selling a house as-is
Six guides for the parts around an as-is sale: the disclosure, the repairs, the inspection, an estate sale, cash offers and the price.
Seller guideSeller disclosures in UtahThe Utah seller disclosure form, the papers the state contract asks for, the hidden defect rule, lead paint for older homes, and what you never have to tell.Read the guide
Seller guideRepairs to make before selling a houseThe repairs to make before selling a house in Utah: fix leaks, wiring and water first, skip the remodel, weigh a pre-listing inspection, and hire licensed help.Read the guide
Seller guideWhen the buyer's inspection turns up problemsWhat to do when the buyer inspection finds problems on your Utah sale: repair, credit, a lower price or no, and the one deadline your answer has to meet.Read the guide
Seller guideSelling an inherited home as-is in UtahSelling an inherited Utah home exactly as it sits: what as-is means, the disclosures you still owe, honest pricing, and investor versus retail buyers.Read the guide
Seller guideA cash offer or a listing when time is shortA cash offer trades price for speed and certainty. When a short clock makes that worth it in Utah, when a normal sale nets more, and how to vet a buyer.Read the guide
Seller guideHow to price your home in UtahHow to price your home in Utah: start from what similar homes nearby sold for, weigh the homes you compete with, and pick a price an appraisal can support.Read the guideThe seller net sheet Getting your home ready Every guide on Moving Utah
Not advice. This content is for general information only. It is not legal, tax, investment, or financial advice. Consult a qualified professional for guidance specific to your situation.
How my dual role works. I am licensed in both real estate and mortgage lending. On any single purchase I take one role only, never both at once, and every role is disclosed. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.
Partner agents outside Southern Utah. In Iron, Washington, Kane, Garfield, and Beaver counties I am your agent. Elsewhere in Utah, I connect you with a partner agent I trust in that area. If you buy or sell with an agent I refer, that agent's brokerage pays my brokerage a referral fee out of their own compensation, never an added cost to you. You are always free to choose any agent you wish.
Talk to Scott
Selling as-is in Utah? Start with its value as it stands
Tell me about your home and what it needs. We go over what it is worth today, what a buyer's loan would ask of it, and what is worth fixing first. Listing, and when, is up to you.
Why work with me
- Value as it stands.We start from the home's condition today, not after work you may skip.
- Loan rules in plain words.I hold a mortgage license and can explain what a buyer's loan program checks.
- One role, in writing.I hold both licenses, but each purchase gets only one of them from me, disclosed up front.
- Statewide.Outside Southern Utah, a partner agent I trust handles the sale.
Or call me: (435) 357-4345I reply within one business day.
