The Utah home seller's guide
Selling a house as-is in Utah.
Yes, you can sell any Utah house as-is. It means you sell it in the shape it is in, with no repairs and no repair credits. But you still tell the buyer what you know about the home. And the buyer still gets to inspect it. Here is what as-is really means, and how to tell if it fits your house.
This page covers the as-is part of a sale. The whole plan lives on the selling hub.
On this page
The short answer
Yes, you can sell as-is. Here is what that means.
Yes. Any house in Utah can be sold as-is. As-is means the home sells just as it stands today. You do not plan to fix anything. You do not plan to give the buyer money off for repairs, either. That is the whole promise.
Two things do not change. First, you still disclose what you know. To disclose means to tell the buyer, in writing, about the problems you know of. Second, the buyer still inspects. They can still cancel before their deadline.
Here is the part many sellers do not know. Utah's state contract already calls every sale as-is. So the choice that matters is what you will fix, and what that does to your price.
Selling a home you inherited? You may not know its history, and probate can add steps. Heirs have their own as-is guide.
Selling as-is in Utah
What is your home worth as it stands?
Send me the address. I reach out to ask about the home and what it needs. Then we set a time to go over its value together, as it stands today. No pressure, and no obligation to list.
In Southern Utah (Iron, Washington, Kane, Garfield, and Beaver counties), I list homes myself. Anywhere else in Utah, I connect you with a partner agent I trust, and I stay involved. Commissions are always negotiable.
Call or text (435) 357-4345. I reply within one business day.
What as-is means here
Utah's contract already says as-is.
Almost every home sale in Utah uses one contract. It is called the Real Estate Purchase Contract, or REPC for short. Utah law says agents must use this state form. A buyer and seller can agree to change parts of it.
Read it, and you find the word as-is already there. The contract says the buyer takes the home in its as-is condition, with no promises about its condition. It gives the buyer a full chance to inspect during due diligence. Due diligence is the window of time the buyer gets to check out the home. If the buyer goes ahead, they rely on their own judgment and their own inspectors. That part stays in force after closing.
So as-is is not a special kind of Utah sale. Every sale on the state form is already as-is. When you market a home as-is, you are telling buyers one thing. You will not make repairs, and you will not give credits for them.
The same contract lists what you, the seller, still promise. Calling the sale as-is does not remove any of it. You tell the buyer in writing about defects you know of that hurt the home's value. That means the ones a careful buyer could not find in a normal inspection. You fill out, sign, and hand over a written disclosure form. You hand over the home in about the same shape it was in when you accepted the offer, apart from normal wear. You leave it broom-clean, with trash and belongings gone. And you fix any damage from moving out, at your own cost. These promises last past closing, too.
Notice what is not on that list. The state form does not ask you to promise that the furnace, air conditioning, plumbing, electrical system, or appliances work. It asks you to share what you know, keep the home in the same general shape, and hand it over clean.
As-is also has a date on it. It means the home's condition on the day you accept the offer. Until closing, the risk is yours if a fire, flood, or similar event damages the home. If the damage is big enough, either side can cancel. The buyer then gets back their earnest money, which is the deposit they put down with the offer.
Two more rules matter once you are under contract. You may not make big changes to the home without the buyer's written okay. So if you decide to fix something mid-deal, do it with the buyer's agreement in writing. And Utah has no special as-is form. Extra terms about condition or repairs go in an addendum, which is a page added to the contract.
What as-is does not change
What stays the same on an as-is sale.
As-is changes what you will fix. It does not change these three things.
You still disclose
Utah sellers give the buyer a signed property condition disclosure. It is a standard form with questions about the home's condition. Known problems that matter go on it, as-is or not. You also share any known environmental problems, or building or zoning code problems. A home built before 1978 needs a lead paint notice, too. The duty covers what you actually know, not guesses. How the disclosure form works.
The buyer still inspects
Due diligence covers your disclosures plus any tests the buyer wants. That can mean the roof, walls, foundation, plumbing, electrical, heating and cooling, appliances, and water. The buyer picks the inspectors, pays for them, and pays for any damage the tests cause. You agree to let them in. Before the deadline, the buyer can cancel in writing and get the earnest money back. When the inspection finds problems.
Honesty still applies
Calling a sale as-is does not protect a seller who lies about the home or hides a known problem. Utah courts will not let a contract clause excuse fraud. Your own agent cannot keep a known defect quiet, either. State rules let an agent keep your private business private, but not a known defect in the home. If you are not sure what to share, ask a Utah real estate attorney.
Your buyers and your price
As-is changes who can buy, and what they will pay.
Most buyers use a loan, and a loan usually means an appraisal. An appraisal is the lender's check on what the home is worth. The appraiser looks at the home's condition, too. Say the buyer's offer depends on the appraisal, and the home appraises below the price. Then the buyer can cancel and get the earnest money back.
Each loan type has rules about condition. For conventional loans sold to Fannie Mae, the appraiser notes any problem that could affect safety, soundness, or structure. If there is one, the loan waits until it is fixed. FHA loans need a home that is safe, sound, and secure. The buyer's lender makes the final call on which repairs must be done. VA loans need a home that is safe, structurally sound, and sanitary. That means a roof that keeps water out, enough heat, safe drinking water and hot water, and a safe way to handle sewage.
Small, worn things are a different story. On a conventional loan, worn floors, torn window screens, or a cracked pane of glass can be appraised as-is. FHA does not require cosmetic repairs. And an FHA appraiser should not call for replacing something just because it is old, if it still works. These are the loan rules as of September 2026. FHA has proposed changes, but its current rules stay in place until it acts.
Put it together. Say a home has a safety, water, roof, or structure problem. It can be hard to close with FHA, VA, or many conventional loans until it is fixed. Cash buyers and buyers with renovation loans can still close. That is a smaller group of buyers.
A repair the lender requires is not a wish list, though. Sometimes the appraiser says a repair must be done before the loan can close. Then one of three things happens. The repair gets done before closing, the buyer pays a different way, or the deal ends under the contract's loan and appraisal terms. You decide whether to make the repair. Calling the sale as-is does not make the lender's rule go away.
This is why the MLS matters on an as-is sale. The MLS is the shared listing service agents use to find homes. List there, and every kind of buyer sees your home: cash buyers, renovation-loan buyers, and buyers with standard loans. Competition among them is what holds up your price.
Buyers also price in what they cannot see. They take off for the repairs they know about. Then they take off more for the risk of the ones they do not know yet. When a buyer is unsure, they tend to guess high on repair costs. So a big unknown usually costs you more than a known problem with a real bid attached.
Fix it or price it
Some repairs cost less than the price cut.
Here is the simple test. Some repairs cost less than the price cut buyers would take for them. Fix those, and you usually keep more. When a repair costs more than the price cut, selling as-is usually makes more sense. Bids from licensed trades turn the guess into a comparison. The table covers the usual problems. For the full list, see the repairs that pay you back.
| The problem | Often worth fixing first when | Often fine to sell as-is when |
|---|---|---|
| A safety hazard | It could stop a buyer's loan, and the fix is small | The price already reflects it, and your buyer pays cash or uses a renovation loan |
| A leak or water getting in | Almost always, since water damage grows and loans stall on it | The whole home needs a full rebuild, and it is priced that way |
| A roof near the end of its life | It leaks, or an appraiser would flag it | It still keeps water out, and the price reflects its age |
| No working heat or hot water | A buyer's FHA or VA loan would need it fixed first | Your buyer pays cash, or the system is part of a bigger remodel |
| A foundation or structure question | A bid shows the fix is smaller than buyers fear | The fix is large or uncertain, so you disclose it and price it in |
| A dated kitchen or bath | Rarely, since it does not stop a loan | Almost always, since buyers can price it in |
| Worn floors or old paint colors | The fix is small and you have the time | Almost always, since it does not stop a loan |
| A teardown or whole-house project | Rarely, since the buyer is paying for the land and location | Almost always, since the buyer is paying mostly for the land, the location, or the shell |
Selling as-is, in order
An as-is sale, one step at a time.
An as-is sale runs like any other sale, with a few extra choices up front. For the whole sale from listing to keys, see the selling process, step by step.
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Get your own inspection first
Hire an inspector before you list. You see what a buyer's inspector will likely find, so the unknowns become knowns. Anything it finds is now something you know, and known defects that matter go on your disclosure. That is not a reason to skip it. It is a reason to set your price with the facts. Since January 2026, Utah requires home inspectors to hold a state license, so ask to see it.
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Get real bids on the big items
For a roof, a leak, heat, or a structure question, get written bids from licensed trades. A bid turns a scary line in a report into a real number.
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Decide: fix it or price it
Use the table above. Fix what can stop a loan or scares buyers more than it costs. Price in the rest. As-is also fits when the work costs more than you can pay or want to take on. It fits when you live out of state and cannot run a project from far away, too.
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Fill out the disclosure from what you know
Answer each question from what you actually know. Anything your own inspection found goes on the form. What goes on the form.
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Price it for its condition
An as-is price starts from recent sales of similar homes nearby in similar condition. Then it adjusts for the work your home needs. How pricing works.
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List it where every buyer looks
Put the home on the MLS. Say plainly that it sells as-is, so every kind of buyer can find it.
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Answer repair requests
You can say no to a repair request. If you do, the choice to cancel or move ahead stays with the buyer until the due diligence deadline. Each deadline is a date written into your contract. If you do agree to a repair, put it in writing. The buyer's final walk-through checks that it got done. If the deal falls apart over a real defect, that defect goes on your disclosure for the next buyer. How to answer the request.
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Keep it the same, then hand it over clean
Until closing, keep the home in the same general shape. Then leave it broom-clean, with your belongings gone and any move-out damage fixed. Moving out after selling.
Working it with me
As-is does not mean without an agent.
I tell every seller the same thing: as-is does not mean without an agent. An as-is home still needs a price that fits its real condition. It needs a disclosure done right, and marketing that reaches every kind of buyer. And it needs a steady hand when the inspection and appraisal come back. That is my everyday work.
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Twenty years living in Southern Utah. I live here, and I list and sell homes here. I know what buyers in Iron and Washington counties will compare your home to, in whatever shape it is in.
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Agent and lender, one role at a time. I am licensed in both, so I can tell you ahead of time what a buyer's loan may ask of your home. When I am your listing agent, that is my only role on your sale. On any one transaction, I take one role, never both at once.
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Honest about condition. I will tell you straight what the roof, the leak, or the tired furnace does to your price. Then you choose what to fix, with real numbers in front of you.
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Statewide, told straight. In Southern Utah, I list your home myself. Anywhere else in Utah, I connect you with a partner agent I trust near you. Either way, I stay involved.
Questions, answered
What owners ask before they sell as-is.
It means you sell the home in the shape it is in, with no plans to make repairs or give repair credits. Utah's standard purchase contract already says the buyer takes the home as-is, with no promises about its condition. You still give the buyer a written disclosure of the problems you know about. The buyer still gets to inspect, and can still cancel before their due diligence deadline.
Not just by calling it as-is. The standard Utah contract has a box for whether the sale depends on the buyer's inspections. When it does, the buyer inspects at their own cost, and you must cooperate. You can ask for an offer without that box, but the buyer decides whether to agree. If the buyer uses a loan, the lender usually sends an appraiser.
Yes, they can ask, and you can say no. Saying no does not end the deal by itself. Up to their due diligence deadline, the buyer can still cancel, or agree to move ahead as the home is. A repair the buyer's lender requires is different. If the appraiser says something must be fixed for the loan, that loan cannot close until it is fixed or the buyer pays another way.
Compare the cost of the fix with the price cut buyers would take for it. If the fix costs less, fixing usually leaves you more. If a problem would stop a buyer's loan, fewer buyers can close until it is fixed. Things that do not stop a loan can usually go into the price.
Not unless the buyer agrees in writing. Utah's standard contract asks the seller to hand over the home broom-clean and clear of debris and personal belongings. As-is is about the home's condition, not a cleanout. If you want to leave furniture or other items, work it out with the buyer in the contract.
As-is means the condition on the day you accepted the offer. The standard contract asks you to hand over the home in about the same shape it was in that day, apart from normal wear. Until closing, the seller carries the risk if something like a fire or a flood damages the home. Tell your agent right away so you and the buyer can work it out in writing.
The law does not require one, but as-is does not mean without an agent. On an as-is sale, you need a price that fits the home's real condition and a disclosure done right. You also need a steady hand through the inspection and appraisal. That is the everyday work of a listing agent. Which agent you hire, if any, is always your choice.
Keep exploring
What is your home worth as it stands today?
I am Scott Buehler, and I have helped people across Southern Utah sell their homes. I would like to help with yours, whatever shape it is in. An as-is price only holds up if someone has walked through the house. Send me your address. I will reach out within one business day to learn about your home. Then we set a time to go over its value as it stands, and what a few fixes might change. No pressure, and no obligation to list. The decision is yours.
Want to sell your home in Southern Utah? List it with me and get featured on MovingUtah. Anywhere else in Utah, I connect you with a partner agent I trust, and I stay involved.