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Utah · Utah CodeUtah real estate closing laws: a checklist for transaction coordinators

Utah's rules for a home sale, in the order a transaction meets them: in an HOA, a reinvestment fee charged on transfer must benefit the common areas and is enforceable only with a separate recorded notice, and for covenants recorded since May 6, 2026 it's capped at 0.5% of value outside large master planned developments (Utah Code §57-1-46). The association's payoff fee, if its documents authorize one, may not exceed $50, and if it doesn't give payoff information within five business days of the closing agent's proper request, it can't enforce a lien for amounts due at closing (§57-8a-106). At closing, the deed's wording decides the seller's promises – warranty, special warranty or quitclaim – and an acknowledged deed recorded first beats a later good-faith buyer (§§57-1-12–57-1-13, 57-3-103). For rentals, whoever owns the property when a tenancy ends is bound to return the deposit within 30 days (§§57-17-3, 57-17-4). After closing, a buyer who'll live in the home deals with the 45% primary residential exemption – the assessor's declaration within 90 days in 2026, and an application from January 1, 2027 (§§59-2-103, 59-2-103.5).

From HOA to recording

  1. 1. Reinvestment fee (§57-1-46)

    Recorded notice; 0.5% cap for covenants recorded since May 6, 2026.

  2. 2. HOA payoff (§57-8a-106)

    Up to $50; five business days or no lien for amounts due at closing.

  3. 3. Deed (§§57-1-12–57-1-13)

    Warranty, special warranty or quitclaim.

  4. 4. Record first (§57-3-103)

    Unrecorded deeds lose to a later good-faith buyer.

Rentals and after closing

  1. Tenant deposits (§§57-17-3, 57-17-4)

    The owner when the tenancy ends returns it within 30 days.

  2. Residential exemption (§59-2-103.5)

    45%; declaration in 2026, application from 2027.

Questions about Utah closings

How much can a Utah HOA charge for payoff information?

Up to $50, and only if the declaration, bylaws or rules authorize it (Utah Code §57-8a-106).

Is there a cap on Utah reinvestment fees?

For covenants recorded on or after May 6, 2026, outside a large master planned development, 0.5% of the property's value – 0.25% in a low-amenity association of detached homes (§57-1-46).

Does a Utah buyer need to file for the residential exemption?

From January 1, 2027 an application is required when ownership changes; in 2026 the assessor may send a declaration due within 90 days (§59-2-103.5).

The Utah guides

ClosingCode links key Utah checklist steps to these guides – add a deal and the steps come with owners and due dates.

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Sources: Utah Code §§57-1-12, 57-1-12.5, 57-1-13, 57-1-46, 57-3-103, 57-8a-106, 57-17-3, 57-17-4, 59-2-103 and 59-2-103.5 (le.utah.gov, read for the linked guides).

General information, not legal advice. Each point links to the guide with the details. ClosingCode is software; it is not a law firm. This guide is not a substitute for the advice or services of an attorney.