Rule 69C.Redemption of real property after sale

Part VIII: Provisional and Final Remedies and Special Proceedings · Last amended May 1, 2024 · Last verified July 13, 2026

In one sentenceRule 69C gives the original owner of real property, or a junior lienholder, up to 180 days after an execution sale to buy the property back by paying the sale price plus a statutory premium.

Full Text of Rule 69C

Text sizeJump to: (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

(a) Right of redemption. Real property may be redeemed unless the estate is less than a leasehold of a two-years’ unexpired term, in which case the sale is absolute.

(b) Who may redeem. Real property subject to redemption may be redeemed by the defendant or by a creditor having a lien on the property junior to that on which the property was sold or by their successors in interest. If the defendant redeems, the effect of the sale is terminated and the defendant is restored to the defendant’s estate. If the property is redeemed by a creditor, any other creditor having a right of redemption may redeem.

(c) How made. To redeem, the redemptioner shall pay the amount required to the purchaser and must serve on the purchaser:

(1) a certified copy of the judgment or lien under which the redemptioner claims the right to redeem;

(2) an assignment, properly acknowledged if necessary to establish the claim; and

(3) an affidavit showing the amount due on the judgment or lien.

(d) Time for redemption. The property may be redeemed within 180 days after the sale.

(e) Redemption price. The price to redeem is the sale price plus six percent. The price for a subsequent redemption is the redemption price plus three percent. If the purchaser or redemptioner records with the county recorder notice of the amounts paid for taxes, assessments, insurance, maintenance, repair, or any lien other than the lien on which the redemption was based, the price to redeem includes such amounts plus six percent for an initial redemption or three percent for a subsequent redemption. Failure to record notice of the amounts with the county recorder waives the right to claim such amounts.

(f) Dispute regarding price. If there is a dispute about the redemption price, the redemptioner must within 21 days of the redemption pay into court the amount necessary for redemption less the amount in dispute and file and serve upon the purchaser a petition setting forth the items to which the redemptioner objects and the grounds for the objection. The petition is deemed denied. The court may permit discovery. The court will conduct an evidentiary hearing and enter an order determining the redemption price. The redemptioner must pay to the clerk any additional amount within seven days after the court’s order.

(g) Certificate of redemption. The purchaser must promptly execute and deliver to the redemptioner, or the redemptioner to a subsequent redemptioner, a certificate of redemption containing:

(1) a detailed description of the real property;

(2) the price paid;

(3) a statement that all right, title, and interest of the purchaser in the property is conveyed to the redemptioner; and

(4) if known, whether the sale is subject to redemption. The redemptioner or subsequent redemptioner must record a duplicate of the certificate with the county recorder.

(h) Conveyance. The purchaser or last redemptioner is entitled to conveyance upon the expiration of the time permitted for redemption.

(i) Rents and profits, request for accounting, extension of time for redemption.

(1) Subject to a superior claim, the purchaser is entitled to the rents of the property or the value of the use and occupation of the property from the time of sale until redemption. Subject to a superior claim, a redemptioner is entitled to the rents of the property or the value of the use and occupation of the property from the time of redemption until a subsequent redemption. Rents and profits are a credit upon the redemption price.

(2) Upon written request served on the purchaser before the time for redemption expires, the purchaser must prepare and serve on the requester a written and verified account of rents and profits. The period for redemption is extended to seven days after the accounting is served. If the purchaser fails to serve the accounting within 30 days after the request, the redemptioner may, within 60 days after the request, bring an action to compel an accounting. The period for redemption is extended to 21 days after the court’s order.

(j) Remedies.

(1) For waste. A purchaser or redemptioner may file a motion requesting the court to restrain the commission of waste on the property. After the estate has become absolute, the purchaser or redemptioner may file an action to recover damages for waste.

(2) Failure to obtain property.

(A) A purchaser or redemptioner who fails to obtain the property or who is evicted from the property because the judgment against the defendant is reversed or discharged may file a motion for judgment against the plaintiff for the purchase price plus amounts paid for taxes, assessments, insurance, maintenance, and repair, plus interest.

(B) A purchaser or redemptioner who fails to obtain the property or who is evicted from the property because of an irregularity in the sale or because the property is exempt may file a motion for judgment against the plaintiff or the defendant for the purchase price plus amounts paid for taxes, assessments, insurance, maintenance, and repair, plus interest. If the court enters judgment against the plaintiff, the court will revive the plaintiff's judgment against defendant for the amount of the judgment against plaintiff.

(C) Interest on a judgment in favor of a purchaser or redemptioner is governed by Utah Code Section 15-1-4. Interest on a revived judgment in favor of the plaintiff against the defendant is at the rate of the original judgment. The effective date of a revived judgment in favor of plaintiff against defendant is the date of the original judgment except as to an intervening purchaser in good faith.

(k) Contribution and reimbursement. A defendant may claim contribution or reimbursement from other defendants by filing a motion.

End

Amendment History

Added effective November 1, 2004; amended effective May 1, 2014; May 1, 2024.

Plain-English Summary

Losing real property at an execution sale is not necessarily the end of the story. Unless the interest sold is a leasehold with less than two years left, Rule 69C lets the defendant, or a creditor holding a lien on the property junior to the one that triggered the sale, redeem the property within 180 days of the sale. If the defendant redeems, the sale is undone entirely and the defendant gets the property back. If a creditor redeems instead, any other creditor with redemption rights still gets a further chance to redeem. To redeem, the redemptioner pays the required amount to the purchaser and serves them with a certified copy of the judgment or lien supporting the claim, any necessary assignment, and an affidavit showing the amount still owed.

The price to redeem is the original sale price plus six percent, or plus three percent for each subsequent redemption after the first. A purchaser or redemptioner who has paid taxes, insurance, or other carrying costs on the property can add those amounts to the redemption price too, but only if they recorded notice of those payments with the county recorder — skipping that step waives the right to claim them. Disputes over the redemption price go through a fast-track process: the redemptioner pays into court the undisputed portion within 21 days, then files a petition laying out the specific objections, and the court holds an evidentiary hearing to settle the price. Once redemption is complete, the purchaser delivers a certificate of redemption, and the purchaser (or the last redemptioner, if the chain runs further) is entitled to a formal conveyance once the redemption period fully expires. The rule also covers who collects rent on the property while redemption is pending, how a redemptioner can force an accounting of those rents, and remedies — including a motion to stop waste on the property and a motion for judgment against the plaintiff or defendant — if a purchaser or redemptioner ends up losing the property anyway because of a reversed judgment, a sale irregularity, or an exemption.

Frequently Asked Questions

How long does someone have to redeem real property after an execution sale?

180 days from the date of the sale, unless the property sold was a leasehold with less than two years remaining, in which case the sale is final and there's no right of redemption at all.

Who besides the original owner can redeem the property?

A creditor holding a lien on the property that is junior to the lien on which the property was sold can also redeem, or their successor in interest. If a creditor redeems rather than the defendant, any other creditor with redemption rights gets a further opportunity to redeem in turn.

How much does it cost to redeem?

The sale price plus six percent for the first redemption, or the prior redemption price plus three percent for any later redemption. Amounts the purchaser or redemptioner paid for taxes, insurance, or upkeep can be added too, but only if notice of those payments was recorded with the county recorder first.

What happens if the purchaser and the person trying to redeem disagree about the price?

The redemptioner must, within 21 days of attempting to redeem, pay the undisputed amount into court and file a petition identifying exactly what's being disputed and why. The court can allow discovery, holds an evidentiary hearing, and then sets the actual redemption price, with any additional amount due within seven days of the court's order.

Source & verification. Rule text, Advisory Committee Notes, and amendment history are reproduced verbatim from the Utah Rules of Civil Procedure, adopted by the Utah Supreme Court. Last verified July 13, 2026. · Official source

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