The paperwork does not end at closing. A new Utah County homeowner has four dates to know in the first year, one form that may need filing right away, and a seasonal routine the house will teach you the hard way if you skip it. We read the Utah County Assessor's page and the Utah Code on October 20, 2026.
For how property tax is calculated in Utah County, and which office handles what, read our property tax guide. This page is the first-year calendar.
Right after closing: the residential exemption
Utah taxes a primary residence on only 55% of its market value: Utah Code 59-2-103 allows a 45% residential exemption. The catch is that the home has to be recorded as a primary residence.
What to do: look up your parcel on the Utah County Assessor's site and check whether it is receiving the exemption. If it is not, and the home is your full-time residence (or a tenant's), submit a Residential Declaration Form:
- by mail to the Utah County Assessor, 100 East Center Street, Suite 1100, Provo, UT 84606;
- in person at the same address; or
- by email to resdec@utahcounty.gov; the Assessor's page also links an online declaration form.
A household can claim only one exemption for the home it lives in. If you keep your previous home, it qualifies only if it becomes a full-time tenant's primary residence; a vacant or second home does not.
On a $500,000 home, the exemption takes $225,000 off the taxable value. That is why this form is the most valuable 10 minutes of your first year.
Know who pays the bill
If your mortgage has an escrow account, the lender collects a monthly amount and pays the tax bill for you. Check your closing disclosure. If there is no escrow, you pay the Treasurer directly.
Late summer: the valuation notice and the appeal window
Each year the county auditor mails a notice of your property's value and estimated taxes. If you think the value is wrong, you can appeal to the county Board of Equalization.
The deadline, under Utah Code 59-2-1004: the later of September 15 or 45 days after the auditor mails the notice. Utah County's Board of Equalization publishes the appeal application on the Auditor's site. Your recent purchase price is useful evidence; so are sales of similar homes nearby.
November 30: taxes are due
Under Utah Code 59-2-1331, property taxes are due November 30, or the next business day when November 30 falls on a weekend or holiday. A payment made or postmarked after that is delinquent, with a penalty of 2.5% of the amount or $10, whichever is greater (1% or $10 if everything is paid by January 31). If your lender pays from escrow, confirm in December that it did.
The house itself: a first-year season list
- Fall: winterize the sprinklers before the first hard freeze; our sprinkler winterization guide covers it. Protect exposed pipes; see frozen pipes.
- Winter: know your city's snow rules for the sidewalk and street parking; our snow removal guide has Provo's.
- Any time in year one: test for radon if the seller did not; Utah DEQ lists low-cost test kits, about $9 to $10 at some county health departments (radon guide).
- Utilities: confirm every account moved into your name; see Provo utilities.
If the house has pressurized irrigation, learn your city's season and rules from our secondary water by city reference.
Insurance at the first renewal
Read your homeowners policy at the first renewal. Compare the dwelling coverage with the cost to rebuild, check the deductible, and ask about earthquake coverage, which is a separate decision in Utah. Our homeowners insurance guide walks through it.
If you are in an HOA
Read the budget, the reserve study and the minutes in your first year, and put the board meeting dates on your calendar. Our HOA guide explains the records Utah law lets you see.
Frequently Asked Questions
Do I need to apply for the residential exemption in Utah County?
When are Utah County property taxes due?
What is the deadline to appeal my Utah County property value?
Does my mortgage company pay my property taxes?
Can a rental house get the residential exemption?
When should I winterize sprinklers in Utah County?
Should I change my homeowners insurance after the first year?
Where do I send a property tax question?
Sources
The facts in this guide were checked against these sources. Hours, fees and rules change, so confirm anything time-sensitive with the source before you go. How we make Provo.com.
- 2026 Board of Equalization appeal application, Utah County Auditor. Checked October 20, 2026.
- Residential exemption, Utah County Assessor. Checked October 20, 2026.
- Purchase radon test kits, Utah Department of Environmental Quality. Checked October 20, 2026.
- Utah Code 59-2-1331, Property tax due date, Utah Legislature. Checked October 20, 2026.
- Utah Code 59-2-1004, Appeal to county board of equalization, Utah Legislature. Checked October 20, 2026.
- Utah Code 59-2-103, Utah Legislature. Checked October 20, 2026.
