Utah Mechanics Lien
Deadlines & Filing Rules
Every notice, deadline, and recording requirement for a Utah construction lien, drawn from Utah Code §§ 38-1a-308, 38-1a-501, 38-1a-502, 38-1a-701 and the same rule engine that calculates deadlines for our filing customers.
Utah lien rules at a glance
- Preliminary notice
- Required for every claimant, including the general contractor
- Lien filing deadline
- within 180 days after completion of the project
- Notarization
- Required
- The lien claim must be verified by the claimant
- Where to record
- County recorder where the property sits
- E-recording
- Available in participating counties
- Enforcement deadline
- Within 180 days after the lien is recorded
Who can file a mechanics lien in Utah
Lien rights depend on where you sit in the contracting chain. Tenant-ordered work can reach the owner's interest in Utah only where the owner consented to or required the improvements.
| Claimant | Lien rights in Utah |
|---|---|
| General contractor (direct contract with the owner) | Yes |
| Subcontractor (hired by the general contractor) | Yes |
| Sub-subcontractor (hired by a subcontractor) | Yes |
| Material supplier to the owner | Yes |
| Material supplier to the general contractor | Yes |
| Material supplier to a subcontractor | Yes |
Utah mechanics lien deadlines
Required for every claimant, including the general contractor. Preliminary notices go to the state construction registry by any method that proves receipt.
Calculate your Utah deadlines
Enter your role and project dates to turn the rules below into calendar dates. For other states, use the mechanics lien deadline calculator.
Choose your role to see which dates you need.
Your deadlines
| Document | Who | Deadline |
|---|---|---|
| Passed |
liens are filed through the courts by an attorney. Get matched with a lien attorney.
We can prepare and record the lien for you before the deadline. Start your lien.
These dates come from the same rules our lien filing service uses. They are not moved for weekends or holidays. Deadlines turn on facts specific to your project. Confirm with counsel before relying on them.
Preliminary notice deadline
The notice that preserves lien rights before any payment problem exists.
| Who | Project type | Deadline |
|---|---|---|
| All claimants | All projects | Within 20 days after first furnishing labor or materials |
Mechanics lien filing deadline
The last day the lien can be recorded against the property.
| Who | Project type | Deadline |
|---|---|---|
| All claimants | All projects | Within 180 days after completion of the project |
Utah does not require a notice of intent before recording a lien, but sending one is often what gets the invoice paid.
Recording and enforcing a Utah lien
Recording the lien
Record with the county recorder where the property sits. Electronic recording is available in participating counties. The lien must be notarized. The lien claim must be verified by the claimant.
After recording
Utah does not require a separate notice after the lien is recorded, though most claimants send one anyway to prompt payment. To keep the lien alive it must be enforced by lawsuit within 180 days after the lien is recorded.
Wrongful lien exposure
Filing a knowingly false lien in Utah can carry criminal penalties as well as civil liability. Intentionally recording a lien notice for more than is due, to cloud title, extract more than is owed or gain an unjustified advantage, is a class B misdemeanor. The filer is also liable to an affected owner, original contractor or subcontractor for twice the excess over the amount actually due or actual damages, whichever is greater.
Practitioner notes for Utah
Utah runs lien notices through the State Construction Registry, an online state database. Anyone who wants a construction lien, including a general contractor, must file a preliminary notice in the registry within 20 days after starting work on the project (Utah Code § 38-1a-501). If you miss that window, a late notice still protects only work done starting 5 days after you file it. A notice filed more than 10 days after a notice of completion has no effect. With no preliminary notice, there is no lien. The notice of construction lien is recorded with the county recorder where the property is located. It is due within 180 days after final completion of the original contract. If a notice of completion is filed in the registry, the deadline becomes 90 days after that filing, but never later than the 180 days (§ 38-1a-502). Within 30 days after recording, deliver or mail a copy to the owner by certified mail. To enforce the lien, file suit within 180 days after recording the lien and record a notice of the pending action within the same period. A lien not enforced in time is void (§ 38-1a-701). Knowingly recording a lien for more than is owed, to cloud title or press for more money, is a class B misdemeanor. The filer also owes twice the overstatement or the actual damages, whichever is greater (§ 38-1a-308). Owner-occupied homes carry added protections under the Residence Lien Restriction and Lien Recovery Fund Act, so confirm with counsel on residential work.
These notes summarize the statute as we read it.
Statutory sources: Utah Code §§ 38-1a-308, 38-1a-501, 38-1a-502, 38-1a-701. Read the Utah lien statute. Deadlines turn on facts specific to your project. Confirm with counsel before relying on them.
File your Utah mechanics lien
We calculate the Utah deadlines from your project dates, prepare the lien on the correct form, and handle recording. Self-serve from $99, or full service with recording and notices handled for you from $299.
Utah mechanics lien FAQ
How long do I have to file a mechanics lien in Utah?
Do I need to send a preliminary notice in Utah?
Does a Utah mechanics lien need to be notarized?
Where is a mechanics lien filed in Utah?
How long is a Utah mechanics lien valid?
Can a subcontractor file a mechanics lien in Utah?
More Utah lien tools
This page summarizes Utah lien law for general information and is not legal advice. Deadlines depend on your role, project type, and dates; confirm them against the statute or with counsel before relying on them.