Answers by Jordan Smith

What “Broom Swept” Means in Utah (Real World + REPC Context) Under the Utah REPC, “broom clean” or “broom swept condition” is not defined with super strict legal detail, which is why it gets interpreted based on custom, reasonableness, and prior court/arbitration outcomes. The Practical Standard (What It Actually Means) Think of it like this: You’re delivering the home empty and reasonably clean, not professionally detailed. Expected: All personal belongings removed Floors swept or vacuumed Counters wiped down Major debris and trash removed Cabinets and drawers emptied Bathrooms wiped out (not sanitized to perfection) Yard cleared of obvious debris Not Required: Professional deep cleaning Carpet shampooing (unless specifically agreed) Paint touch ups Nail hole repair (unless excessive or agreed) Making it look “show ready” again How Utah Courts and Arbitration Tend to Interpret It While there is not a famous Utah Supreme Court case that hyper defines “broom clean,” disputes that make it to mediation or court generally follow this logic: 👉 “Broom clean = free of debris, garbage, and personal property, with a basic level of cleanliness a reasonable person would expect.” Courts and arbitrators typically look at: Was the home empty? Was there trash or construction debris left behind? Was the condition materially worse than when the buyer saw it? Would an average person feel it was left in good faith? If the answer is yes to cleanliness and good faith, sellers are usually fine. Where Sellers Get in Trouble This is where people misjudge it: Leaving behind piles of trash in garage or backyard Food in fridge or cabinets Excess dust, grime, or sticky surfaces Pet waste or strong odors Random leftover items like paint cans, chemicals, or junk That crosses from “not perfect” into “not broom clean.” The Simple Rule I Tell My Clients If you walked into the home as a buyer and thought: “Cool, I can move in without dealing with someone else’s mess” …you’re good. If the buyer would need: a shovel a dumpster or a deep cleaning crew just to start …you’ve gone too far the wrong direction. My Advice for You (Balanced Approach) You don’t need to go overboard. Do this and you’re dialed: Empty everything completely Do a solid wipe down of surfaces Sweep and vacuum Quick bathroom and kitchen clean Take one last walkthrough like a buyer That’s it. Pro Tip (This Saves Headaches) Right before closing, send your agent (👀 this is where I come in) a quick video walkthrough. We can flag anything that might trigger a complaint before it becomes a problem.

Here is a simple breakdown of the most common options: Conventional Loan As low as 3% down (first time buyer programs) More commonly 5% to 20% If under 20%, you will have PMI FHA Loan 3.5% down More flexible on credit Requires mortgage insurance VA Loan (if eligible) 0% down No monthly mortgage insurance Strong option for Hill AFB buyers USDA Loan (rural areas) 0% down Location and income restrictions apply Closing Costs (What to Expect) Typically: 2% to 5% of the purchase price On a $400,000 home: Roughly $8,000 to $20,000 This includes: Lender fees Title and escrow Prepaid taxes and insurance Appraisal and inspections 💡 Important: In many Utah deals, we negotiate seller concessions to cover part or even all of this. Will Your Agent Tell You How Much You Need? Short answer: Yes but with a team approach. Here is how it actually works: Your Lender Gives you exact numbers Breaks down monthly payment Calculates cash to close Your Agent (me, ideally 😉) Helps you strategize how to reduce that number Negotiates: Seller paid closing costs Price reductions Rate buydowns What You Should Expect as a Buyer Before you start shopping seriously, you should know: Estimated down payment Estimated closing costs Monthly payment range Cash to close (total out of pocket) Real Talk (This Is Where Most People Are Surprised) A lot of buyers think: “I need 20% down” That is not true anymore. Many buyers in Utah are getting in with: 3% to 5% down PLUS getting seller concessions to help with closing costs Simple Example $450,000 home with 3% down: Down payment: ~$13,500 Closing costs: ~$10,000 Seller concessions: -$10,000 👉 Total out of pocket: ~$13,500

Home inspectors in Utah perform a visual, non invasive inspection and cannot open walls, move personal items, or access unsafe areas. They are generalists, not specialists, and do not test for things like mold, meth, or radon unless specifically added. An inspection is a limited snapshot of the home’s condition, which is why additional specialized inspections are often recommended.

If your home appraises higher than your accepted offer, you are typically still bound to the contract price unless there is a valid contractual reason to renegotiate or cancel. The appraisal benefits the buyer, not the seller. This is why it is critical to hire a listing agent with strong experience, recent sales, and a proven track record as a top listing agent. The right agent will price strategically, create competition, and negotiate effectively so you do not leave money on the table.

No need to worry about making repairs or cleaning anything out. As an investor, licensed agent, and end cash buyer, I am very familiar with homes in this condition and am comfortable purchasing it completely as is. There will be no inspections, no appraisal, and no requests for repairs or concessions. You are welcome to leave anything in the home and I will take care of everything after closing. I want this to be a smooth and easy process for you. If you or anyone you know finds themselves in a similar situation in the future, feel free to reach out.