Utah FSBO Wildfire Risk Disclosure: What Sellers Must Tell Buyers

If your Utah property sits in a wildfire-prone area — and many do, from the Wasatch Front foothills to St. George's red rock desert — you are likely required to provide a utah fsbo wildfire risk disclosure before closing. Utah's Wildfire Risk Disclosure Act (Utah Code § 57-27) took effect January 1, 2023, and applies to nearly all residential real estate transactions in the state, including FSBO sales. Getting this right protects you from post-closing liability.

Photo by Nils Huenerfuerst on Unsplash

What Utah's Wildfire Risk Disclosure Law Requires

Utah Code § 57-27-201 requires sellers to disclose whether a property is located in a high-risk or very-high-risk wildfire hazard area as defined by the Utah Division of Forestry, Fire & State Lands (DFFSL). This applies to residential properties — single family homes, townhomes, and condos — in both urban and rural areas.

The disclosure must be:

• Provided in writing before the buyer signs the Real Estate Purchase Contract (REPC)
• Completed using the state-approved form (available through the Utah Association of Realtors or the DFFSL)
• Based on the property's official designation on Utah's Wildland Fire Risk Assessment Portal

As a FSBO seller, you can't skip this step by omitting a buyer's agent. The obligation is yours.

How to Look Up Your Property's Risk Level

Utah's Division of Forestry, Fire & State Lands operates a Wildland Fire Risk Assessment Portal where you can search by address or parcel number. The portal assigns one of four classifications:

• Low or moderate risk — Disclosure may still be required but exposure is limited
• High risk — Full written disclosure required
• Very high risk — Full written disclosure required; buyers may have additional rights

The classification is based on terrain, vegetation density, fire history, and proximity to wildland-urban interface areas. If you're unsure what your parcel shows, pull the portal report before listing — buyers or their agents will check it.

Which Utah Counties Face the Highest Risk

Wildfire risk in Utah isn't limited to rural or southern counties. Many properties along the Wasatch Front fall into high-risk zones:

• Salt Lake County — East bench neighborhoods in Sandy, Cottonwood Heights, and Holladay
• Utah County — Provo foothills, Mapleton, and Spanish Fork Canyon areas
• Davis County — Bountiful and Centerville east bench properties
• Washington County — Much of the St. George metro area and surrounding communities
• Iron County — Cedar City foothills and rural parcels
• Tooele County — Properties near the Oquirrh Mountains

Even if your home isn't visually near open wildland, the DFFSL assessment may still flag it. Check the portal — don't assume.

What Happens If You Don't Disclose

Failing to provide the wildfire disclosure form when legally required creates real liability for Utah FSBO sellers. Under Utah Code § 57-27-202, a buyer who wasn't properly disclosed may have grounds to:

• Rescind the contract within the due diligence period if they discover the omission
• Pursue damages after closing if the omission is found to be intentional or negligent

The disclosure doesn't prevent you from selling a high-risk property. It simply requires you to be transparent so buyers can make an informed decision — which they're entitled to do.

Where Wildfire Disclosure Fits in the Full FSBO Disclosure Process

The wildfire risk disclosure is one of several mandatory disclosures Utah sellers must provide. Your Utah FSBO disclosure checklist should also include:

• Seller's Property Condition Disclosure (paint, systems, defects)
• Lead-based paint disclosure if the home was built before 1978
• HOA disclosure if the property is in an association
• Radon disclosure — Utah has elevated radon levels in many areas
• Septic disclosure if the property uses an onsite system

Don't treat wildfire risk as a standalone form. It's part of a package of disclosures that should all be delivered to the buyer before they sign the REPC.

What to Include on the Wildfire Disclosure Form

The state form is straightforward, but make sure you complete it accurately:

• Parcel ID — Pull this from the county assessor's website
• Risk classification — Exact designation from the DFFSL portal
• Date of disclosure — Must be prior to contract signing
• Seller signature — Required; keep a copy for your records

If your county assessor's website doesn't have an updated risk classification, print the DFFSL portal result as a PDF and attach it to the disclosure. That gives you a paper trail.

Bottom Line for Utah FSBO Sellers

Utah's Wildfire Risk Disclosure Act is a relatively new requirement that many FSBO sellers either don't know about or underestimate. If your property falls in a high-risk zone — and the Wasatch Front, St. George, and dozens of foothill communities do — disclosure is legally required before the buyer signs. Get the DFFSL classification now, fill out the form before listing, and deliver it as part of your standard disclosure package.

Ready to get started? Tyler offers a free 15-minute consultation — schedule yours at utahfsbohelp.com/contact.