How to Set Up a Utah Listing Agreement So It Protects You

Read from the Utah Association of REALTORS® Exclusive Right to Sell Listing Agreement & Agency Disclosure (UAR Form 8, revised November 5, 2024) and its Cancellation and Termination form (UAR Form 62, revised January 2, 2026), October 16, 2026. The association's forms are for its members, so this page explains them instead of reprinting them. For what each section says in full, read the Utah listing agreement, section by section.

Before the appointment: ask for the whole agreement

Ask the agent to send the listing agreement, and every addendum they plan to attach, before they sit down at your table. You can't negotiate a blank you see for the first time with a pen in your hand. Utah has no state-approved listing agreement, so what you're handed is your agent's form plus whatever they add to it. Read every page.

Section 1: write a short end date

The listing runs until 5:00 p.m. Mountain Time on the end date written in, and if you're under contract on that date, it keeps going until that sale closes or falls apart. The end date is a blank, so it's yours to negotiate.

Set it up: ask for a short term. You can always extend a listing that's working. A long one only matters if you want out, and that's the one time it hurts.

Section 2.1: write the exact fee, and nothing else

The fee line has room for a percentage and a dollar amount, and it's owed if anyone finds a buyer during the listing at terms you accept. Anyone includes you.

Set it up: the whole fee goes on this line, the percentage and any flat dollar amount, so there's no marketing, admin or "processing" fee anywhere else. Then ask, "Is any of this meant for a buyer's agent?" If the answer is yes, that belongs in 2.3, where you control it.

Section 2.2: decide the "no agent" amount now

If a buyer shows up without an agent, the form has a blank for an extra amount added to your fee, because the listing company may take on more work.

Set it up: make sure you know exactly what's written there, even if it's zero. A blank you skip is a blank someone else can fill.

Section 2.3: leave it blank and check the box

This is where a commission for a buyer's agent can get promised before you've seen a single offer. If the blank is empty, the company isn't authorized to advertise any offer to a buyer's agent. There's also a checkbox saying you don't authorize the company to sign a written compensation agreement with a buyer's brokerage. Unless it's checked, the company can sign one up to the amount in the blank, and your fee goes up by whatever it agrees to.

Set it up: leave the amount blank and check the box. Then you decide what, if anything, you'll contribute toward a buyer's agent when a real offer is in front of you, and it goes in that purchase contract.

Section 2.4: get the right to cancel in writing

The form has no cancel clause. If you take the home off the market, transfer it, lease it or make it unmarketable without the company's written consent, the whole fee is due right away. This line is why "Can I fire my realtor?" is a hard question.

Set it up: get the company's consent in writing before you sign, in an addendum: you can cancel anytime with notice, and no fee is owed when you do. When you cancel, the cancellation form you both sign has a line for what you pay. Make sure the addendum says that line is zero.

One thing a cancel clause can't do: cancel a purchase contract you've already signed with a buyer. That contract has its own terms.

Section 3: keep the protection period short, and get the names

For a number of months after the listing ends, you still owe the fee if the home goes to anyone it was shown or offered to during the listing, including buyers you showed it to yourself. It doesn't apply if you've since listed with another brokerage that's owed a fee on that sale.

Set it up: the number of months is a blank, so ask for a short one. Ask for the names it covers in writing when the listing ends. And ask whether a cancellation ends it: the cancellation form releases the protection period too, unless a box on it says otherwise.

Sections 7, 9 and 11: three boxes worth checking

• Section 7, mediation: one box says a dispute "shall" go to mediation first, the other says it "may." If neither is checked, the form says may. Know which one you're signing.
• Section 9, what you authorize: advertising, a lockbox, open houses, a sign, and where the square footage comes from. Item (j) lets the company contact you to sell real estate related goods and services during and after the listing. Cross out what you don't want.
• Section 11, addenda: the box that says there ARE additional terms in an addendum. Every promise an agent makes you, like cancel anytime, belongs in that addendum. The agreement says it can only be changed in writing signed by everyone, so a promise made out loud isn't part of it.

How I set up mine

• Section 2.1, the fee: the plan you pick (Essentials 1%, Full Service 1.99% or Showcase 2.49% of the sale price) plus the $495 transaction fee. That's the whole number. There's no marketing, admin or cancellation fee on any plan.
• Section 2.3, a buyer's agent: Negotiable. You decide it with each offer. Nothing is promised to a buyer's agent before you see an offer.
• Section 2.4, leaving: You're never locked in. Cancel anytime. No lock-in on any plan. If I am not doing the job, you are not stuck with me. There's no cancellation fee on any plan, so the line on the cancellation form is zero.
• If I represent the buyer too: only with written limited agency consent from you and the buyer, and on Essentials, a 1% fee is added at closing; on Full Service and Showcase, a 0.5% fee is added at closing. Your plan's rate doesn't change.
• Section 11: those terms are in writing, attached to the agreement, so you're not relying on anything I said out loud.

It starts with a free CMA for your home: a walk-through and a real estimate before any agreement. Then you read the agreement, ask your questions and pick a plan. See all three on the Smart Seller Program page.