Utah Listing Agreement: How I Fill It Out, and What to Watch For

Sources: the Utah Association of REALTORS® (UAR) Exclusive Right to Sell Listing Agreement & Agency Disclosure, UAR Form 8, revised November 5, 2024 (UAR forms update, November 2024); UAR Form 62, the cancellation form, revised January 2, 2026; the UAR Limited Agency Consent Agreement, revised November 1, 2024; the Division of Real Estate's state-approved forms and Utah Admin. Code R162-2f-401f (amended August 16, 2023). All read September 28, 2026. The association's forms are for its members, so this page explains them instead of reprinting them.

Is there a standard listing agreement in Utah?

Not from the state. Utah has 11 state-approved standard forms, approved by the Real Estate Commission and the Attorney General's office and published by the Division of Real Estate. They're the purchase contract, its addenda, lead-paint forms and a few financing documents (R162-2f-401f lists them). A listing agreement isn't one of them.

Utah REALTORS® get a standard listing form from the Utah Association of REALTORS®: the Exclusive Right to Sell Listing Agreement & Agency Disclosure. The association revised its fee section in November 2024, and that's the version I walk through below. An agent can attach an addendum with more terms, so read every page you're actually handed. The form's own capital letters say brokerage fees are "fully negotiable and are not set by law." Keep that line in mind as you read the rest.

What does each section say, and what should you watch for?

Section 1: how long it lasts

What it says: the agreement runs from the day everyone signs until 5:00 p.m. Mountain Time on the end date written in. If it expires while you're under contract, it extends on its own until that deal closes or is cancelled.

Watch for: the end date, and what happens if you want out before it. The form itself has no cancel clause.

With me: no long term contract. We sign a cancel anytime agreement, so the end date can't trap you.

Section 2.1: the fee

What it says: you agree to pay a percentage and a dollar amount of the sale price if anyone finds a ready buyer during the listing period at a price and terms you accept. Anyone includes you. That's what "exclusive right to sell" means: the fee is owed even if you find the buyer yourself.

Watch for: what the number covers. The form keeps two things apart. Section 2.1 is the listing company's fee, and Section 2.3 covers anything offered to a buyer's agent.

With me: the fee is the plan you pick (Essentials 1%, Full Service 1.99% or Showcase 2.49% of the sale price) plus a $495 transaction fee at closing. Those are the whole numbers. There's no separate marketing, admin or cancellation fee on any plan.

Section 2.2: a buyer who comes without an agent

What it says: if the buyer isn't represented by a brokerage, there's a blank for a percentage and a dollar amount added to your fee, because the listing company may take on more liability and responsibility.

Watch for: whether anything is written there, and how much.

With me: the plan sheet says up front who shows your home to buyers who come without an agent:

• Essentials: Owner shows unrepresented buyers
• Full Service: Simple Choice Real Estate shows unrepresented buyers
• Showcase: Simple Choice Real Estate shows unrepresented buyers

Section 2.3: what a buyer's agent is offered

What it says: you authorize the listing company to advertise, or otherwise tell people, that it or you will pay a buyer's brokerage up to an amount written in. If the blank is empty, it isn't authorized to advertise or communicate any such offer. Unless you check the box in this section, the company can also sign a written compensation agreement with a buyer's brokerage up to that amount, and your fee goes up by whatever it agrees to.

Watch for: the number in 2.3 and that checkbox. This is where a buyer agent commission can get committed before you've seen an offer.

With me: buyer agent commission? Negotiable. You decide it with each offer. Ask me, or any agent, exactly what goes in 2.3 before you sign. The buyer's side of this is on the buyer's own contract, which you can read on my Utah buyer-broker agreement page.

Section 2.4: when the fee comes due, and the withdrawal line

What it says: normally the fee is paid at closing. But if during the listing period you take the home off the market, transfer it, lease it or make it unmarketable on your own without the listing company's written consent, or the sale falls apart because you default, the whole fee is due right away.

Watch for: this line is why "Can I fire my realtor?" is a hard question. Pulling your home early without consent can cost you the full fee.

With me: 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.

Section 3: the protection period

What it says: for a number of months written in, after the agreement ends, you still owe the fee if the home goes to anyone it was shown or offered to during the listing. That includes people you showed it to yourself. The exception is a new listing you've signed with another brokerage that owes a fee on the same sale.

Watch for: how many months, and who it covers. Ask for the names it would cover in writing.

Section 5.2: one agent on both sides

What it says: your agent and their broker may end up representing the buyer too. That's called limited agency, and it only happens if you and the buyer both sign a separate Limited Agency Consent Agreement. Neither of you has to. A limited agent has to stay neutral and can't tell either side the other's bottom line, like the lowest price you'd take.

With me: if I represent the buyer too, with that written consent from both sides, 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 4: your disclosures

What it says: you personally fill out the Seller's Property Condition Disclosure, and you agree to cover the listing company for claims that come from wrong or missing information you give.

With me: the form says you complete it, and you do. I won't fill it out for you.

Sections 7 and 8: if there's a dispute

What it says: a checkbox decides whether a dispute must go to mediation first or only may ("may" if neither is checked). The side that wins a dispute with the company collects attorney fees, and you give up the right to join a class action against the company.

Watch for: which mediation box is checked, and the class action waiver you're signing.

How do you get out of a Utah listing agreement early?

The association's listing form has no cancel clause. Ending it early takes a separate form, the Cancellation and Termination of the Exclusive Right to Sell Listing Agreement (UAR Form 62, revised January 2, 2026). You and the broker both sign it. It releases both sides from the agreement, protection period included, unless a box is checked to keep the protection period alive. It has a line for what you pay the company, and it takes effect once it's signed and that payment, if any, is made.

On my plans there's no cancellation fee, so that line is zero. One thing cancel anytime can't do: cancel a purchase contract you've already signed with a buyer. That contract has its own terms and deadlines.

If you're listed with someone else right now, this isn't a pitch to switch. Read your agreement's end date and cancellation terms, and talk to your agent's principal broker.

What should you ask any agent before you sign?

• What's the end date, and how do I get out early? What would I pay?
• What number goes in Section 2.1, and what does it cover?
• Is anything written in Sections 2.2 and 2.3, and will you check the box in 2.3?
• How many months is the protection period, and does a cancellation end it?
• If you bring the buyer, what changes, and what does it cost me?
• Can I read the whole agreement before the appointment?

What my plans put in writing

• Your fee: Essentials 1%, Full Service 1.99% or Showcase 2.49% of the sale price.
• Transaction fee: $495 due at closing on all sales.
• Buyer agent commission: Negotiable. You decide it with each offer.
• If I represent the buyer too: with written limited agency consent from you and the buyer, on Essentials, a 1% fee is added at closing; on Full Service and Showcase, a 0.5% fee is added at closing.
• Commitment: 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.

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