Utah Mechanics Lien Statutes: Deadlines, Venues & Citations
Where Utah liens are filed and enforced
A Utah mechanics lien is filed with the County Recorder in the county where the project sits — 90 days (post-NOC) from completion. Filing in the wrong county does not perfect the claim, which matters on projects that straddle county lines. Those are two different clocks against two different offices, and Utah claimants lose rights far more often by missing the second one than the first.
Utah deadlines by claimant role
For subcontractors and suppliers: Preliminary notice — 20 days from first furnishing (Utah Code Ann. § 38-1a-501); Record the lien — 90 days from last furnishing (Utah Code Ann. § 38-1a-501); file suit — 180 days from lien recorded (Utah Code Ann. § 38-1a-507); bond notice — 90 days from last furnishing (Utah Code Ann. § 63G-6a-1602); file suit — 1 years from last furnishing (Utah Code Ann. § 63G-6a-1603); miller act notice — 90 days from last furnishing (40 U.S.C. § 3133(b)(2)). For general contractors: Record the lien — 180 days from project completion (Utah Code Ann. § 38-1a-501); record notice of completion — 90 days from project completion (Utah Code Ann. § 38-1a-506). Every window runs from the claimant's own dates, not the unpaid invoice date.
Rules specific to Utah
REQUIRED: Serve 'Preliminary Notice' on owner and GC within 20 days of first furnishing. Late service limits lien to work done after the date the notice is served. Prime contractor must file lien within 180 days of project completion. Sub/supplier must file lien within 90 days of last furnishing of labor or materials. Must have served Preliminary Notice. File suit to enforce lien within 180 days of recording. Lien expires after 180 days without enforcement. Written notice within 90 days of last furnishing on public works projects. File suit on payment bond within 1 year of last furnishing. Second-tier claimants only. No notice = no bond claim. File no sooner than 90 days AND no later than 1 year.
How Utah notices must be served
Utah requires registry post — SCR registry. Accepted delivery for the notices tracked here: Certified Mail, Return Receipt Requested. Service runs to the Owner and GC. Keep the proof of service in the project file — Utah disputes over whether a notice was properly served are decided on that documentation.
Public projects in Utah
No lien attaches to public property in Utah. On public state local and public federal work the remedy is a payment bond claim instead — bond notice within 90 days of last furnishing, served on the Prime Contractor and Surety (Utah Code Ann. § 63G-6a-1602). 5 public-project deadlines are tracked for Utah.
Utah statute citations
The Utah deadlines above come from Utah Code Ann. § 38-1a-501, Utah Code Ann. § 38-1a-507, Utah Code Ann. § 63G-6a-1602, Utah Code Ann. § 63G-6a-1603, 40 U.S.C. § 3133(b)(2), 40 U.S.C. § 3133(b)(1), Utah Code Ann. § 15-6-3, Utah Code Ann. § 38-1a-308, Utah Code Ann. § 38-1a-506, Utah Code Ann. § 38-1a-401. Statutes are amended periodically — verify current text before relying on any date, and consult a licensed Utah construction attorney on a specific project.
Frequently Asked Questions
How long do you have to file a mechanics lien in Utah?
90 days (post-NOC) — From completion. The filing goes to the County Recorder in the project's county. See Utah Code Ann. § 38-1a-501. The clock runs from the claimant's own last furnishing or completion, not the invoice date.
Where do you file a mechanics lien in Utah?
With the County Recorder in the county where the property is located. Recording in the wrong county does not perfect the lien.
Does Utah require a preliminary notice?
Yes — Registry post. SCR registry. Accepted service includes Certified Mail, Return Receipt Requested.
How long do you have to enforce a Utah mechanics lien?
180 days — From filing. A recorded lien left unenforced past that window generally expires and can expose the claimant to slander-of-title risk if it stays on record.
Does Utah allow a stop notice?
Yes. Utah claimants can serve a stop notice within 90 days of last furnishing on the Construction Lender (Utah Code Ann. § 38-1a-401). It reaches project funds rather than the real property, and can run in parallel with the lien.