Utah Construction Lien Resources
File a preliminary notice in the State Construction Registry within 20 days of starting work, record the lien within 180 days of final completion (90 days after a notice of completion), and sue within 180 days of recording. Everything a contractor, subcontractor or supplier needs to protect lien rights in Utah.
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File preliminary notice in the State Construction Registry after starting work
Record the lien after final completion (no notice of completion filed)
Record the lien after a notice of completion is filed
File the enforcement action and lis pendens after recording
Utah deadline calculator
Enter your dates and see every deadline in order. Red rows are the ones that can cost you the lien.
How an Utah lien comes together
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Within 20 days after you start work
File preliminary notice
File a preliminary notice with the State Construction Registry. If you file late, you cannot lien for work done before 5 days after the late filing.
Utah Code 38-1a-501(1)(a), (1)(c)
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Within 10 days after a notice of completion is filed
Last chance for a late preliminary notice
A preliminary notice filed more than 10 days after a notice of completion has no effect.
Utah Code 38-1a-501(1)(d)
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Within 90 days after a notice of completion, or 180 days after final completion if none is filed
Record the notice of construction lien
Submit the notice of construction lien for recording with each applicable county recorder. The outside limit is 180 days after final completion of the original contract.
Utah Code 38-1a-502(1)(a)
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Within 30 days after recording
Send a copy to the owner
Deliver or mail a copy of the lien by certified mail to the reputed or record owner. Missing this step bars an award of costs and attorney fees against the owner.
Utah Code 38-1a-502(4)
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Within 180 days after recording
Sue to enforce and record lis pendens
File the action to enforce the lien. A late lawsuit makes the lien automatically void. In the same period, record a notice of pendency with each county recorder, or the lien is void except as to parties and those with actual knowledge.
Utah Code 38-1a-701(2)-(4)
The Utah rules, abstracted
A working summary of the Utah Preconstruction and Construction Liens Act for notice, recording and enforcement.
Who has lien rights
A person who provides preconstruction service or construction work on or for a project property has a lien for the reasonable value of that work. This covers original contractors, subcontractors and suppliers. The owner-occupied residence rules in Utah Code 38-11-107 limit these rights. Utah Code 38-1a-301.
Preliminary notice
A person who wants to claim a construction lien must file a preliminary notice with the State Construction Registry within 20 days after starting work. The statute says a person who fails to file it may not claim a lien. You may file late, but you cannot lien for work provided before 5 days after the late filing. A notice filed more than 10 days after a notice of completion has no effect. Utah Code 38-1a-501.
Notice of completion and notice of intent
After final completion, an owner, original contractor, lender, surety or title company may file a notice of completion with the registry. Filing it shortens the lien deadline to 90 days. A notice of intent to obtain final completion is required on some registered nonresidential jobs: over 120 days of performance time, over $500,000, and no payment bond. It must be filed at least 45 days before the notice of completion. Those working for the filer must amend their preliminary notice with a balance statement within 20 days after the notice of intent is filed. Utah Code 38-1a-506 and 38-1a-507.
Recording the lien
Record a notice of construction lien with each applicable county recorder. The deadline is 180 days after final completion of the original contract if no notice of completion is filed. If one is filed, the deadline is 90 days after it is filed, but never later than 180 days after final completion. A subcontractor who does substantial work after the certificate of occupancy or final inspection has 180 days after finishing that work. A lien on an owner-occupied residence must include a statement on how the owner can require removal of the lien. Utah Code 38-1a-502.
Serving the lien
Within 30 days after recording, deliver or mail a copy by certified mail to the reputed or record owner. If the record owner’s address is not readily available, you may use the last known address on the county assessment rolls. If you skip this step, you cannot recover costs and attorney fees from the owner. Utah Code 38-1a-502(4).
Enforcement deadline
File an action to enforce the lien within 180 days after recording the notice of lien. If the owner files bankruptcy before then, the deadline is 90 days after the automatic stay is lifted or expires. A lien is automatically and immediately void if the action is not filed in time. In the same period, record a notice of pendency of the action with each county recorder. Without it, the lien is void except as to parties and persons with actual knowledge of the action. Utah Code 38-1a-701.
Owner-occupied residence protections
A person who did not contract directly with the owner cannot maintain a lien or win a judgment against the owner of an owner-occupied residence if the owner had a written contract with a licensed or exempt original contractor and paid that contractor in full. Subcontractors also cannot lien an owner-occupied residence when the general contract is $5,000 or less, whether or not the original contractor is licensed. When suing to foreclose on a residence, the claimant must serve the owner with Lien Recovery Fund instructions and a form, or the lien is barred. Utah Code 38-11-107, 38-11-204(4) and 38-1a-701(6).
Utah quirk: the State Construction Registry
Utah runs preliminary notices, notices of completion and government-project notices through one online State Construction Registry. The preliminary notice is filed, not mailed. The lien itself is still recorded with the county recorder.
Where Utah liens go wrong
- Skipping the 20-day preliminary notice filing in the State Construction Registry.
- Counting 180 days from your own last day when a notice of completion has already started a 90-day clock.
- Recording the lien but not mailing the owner a copy by certified mail within 30 days.
- Missing the 180-day deadline to sue, which voids the lien, or forgetting the lis pendens.
What do I need to send?
- File a preliminary notice in the State Construction Registry within 20 days after starting work.
- Watch the registry for a notice of completion. It cuts the lien deadline to 90 days.
- If a notice of intent to obtain final completion is filed, amend your preliminary notice within 20 days.
- Record the notice of construction lien with each county recorder and mail the owner a copy by certified mail within 30 days.
- Sue and record a lis pendens within 180 days after recording.
- File your own preliminary notice within 20 days after starting work.
- On government projects, file the notice of commencement within 15 days after physical work starts, unless the owner files it.
- Check whether a nonresidential job needs a notice of intent to obtain final completion (over 120 days, over $500,000, no payment bond).
- Record any lien within 180 days after final completion, or 90 days after a notice of completion.
- On a residence foreclosure, serve the owner the Lien Recovery Fund instructions and form with the complaint.
- Review preliminary notices on the State Construction Registry for your project.
- A notice of completion filed after final completion shortens the lien window to 90 days.
- Waivers meet the statute if in substantially the statutory form and the claimant receives payment.
- For an owner-occupied residence, keep the written contract with a licensed or exempt contractor and proof of full payment.
Public projects: payment bonds
You can’t lien public property. On state and local jobs, your security is the contractor’s payment bond under the Utah Procurement Code, Utah Code 63G-6a-1103, with government-project notices under Utah Code 38-1b-201 and 38-1b-202.
- When a construction contract is awarded under the Procurement Code, the contractor must deliver a payment bond equal to 100% of the contract price.
- You have a right of action on the bond if you have not been paid in full within 90 days after your last day of work or supply.
- Sue within one year after your last day of work or supply, in a county where the contract was to be performed.
- Subcontractors (other than those contracting with the owner, and wage laborers) must file a preliminary notice in the registry within 20 days after starting work, or 20 days after the notice of commencement if work started before it. Late filing bars claims for work before 5 days after filing, except against the party you contracted with.
Utah Code 63G-6a-1103; 38-1b-201; 38-1b-202
Lien waivers
Utah has statutory forms: the Utah Conditional Waiver and Release Upon Progress Payment, the Utah Waiver and Release Upon Final Payment, and a restrictive check endorsement. A waiver meets the statute if it is in substantially the statutory form. A written waiver is enforceable only if it is signed and the claimant receives the payment it names. If the check fails to clear, the waiver is void.
Utah Code 38-1a-802
Federal projects
The Miller Act governs federal jobs in every state. Second-tier claimants give written notice to the prime contractor within 90 days after last furnishing; suit within 1 year after last furnishing.
40 U.S.C. 3133
Read the Utah law
We link to the official statute instead of hosting a copy, so you always read the current version. Our summaries were last checked against these sources on October 7, 2026.
- Utah Code 38-1a-501, Preliminary notice (Justia mirror)Open ↗
- Utah Code 38-1a-502, Notice of construction lien (Justia mirror)Open ↗
- Utah Code 38-1a-701, Enforcement action (Justia mirror)Open ↗
- Utah Code 63G-6a-1103, Public payment bonds (Justia mirror)Open ↗
- Miller Act, 40 U.S.C. 3133 (federal jobs)Open ↗
Utah services
Flat pricing per document. Premium members pay less on every filing.
Basic: free with signup. Premium: $299 per year.
Basic Membership
Create your free LienNow account to access all our services at standard pricing. No cost, no commitment. Sign up in minutes and start filing right away at our standard pricing. It’s a good fit for contractors and suppliers who file occasionally.
Premium Membership
Premium includes everything in Basic, plus discounted pricing across our service offerings. If you file notices or liens regularly, the savings can quickly cover the annual fee.
| Service | Premium | Basic |
|---|---|---|
| Preliminary notice, State Construction Registry (state fee extra) | Starting at $60 | Starting at $95 |
| Notice of construction lien: prepare, record and serve | Starting at $225 | Starting at $395 |
| Lien release / discharge | Starting at $110 | Starting at $165 |
| Public job bond notice or claim | Starting at $210 | Starting at $375 |
| Miller Act bond notice or claim (federal jobs) | Starting at $195 | Starting at $350 |
| Title search and legal description | Starting at $300 | Starting at $350 |
| Rush service (within 7 business days) | Starting at $75 | Starting at $150 |
| Same-day service (24-hour turnaround) | Starting at $125 | Starting at $200 |
| Electronic recording (e-file) | Starting at $45 | Starting at $75 |
Prices are LienNow service fees per document. County recording fees, state registry or portal fees, certified mail, postage and notary fees are billed at cost. Court actions to enforce a lien are handled by an attorney and are not included.
Utah lien questions
Do I mail my Utah preliminary notice to the owner?
No. Utah requires you to file the preliminary notice with the State Construction Registry within 20 days after you start work.
What happens if I file my preliminary notice late?
You may still file it. You cannot claim a lien for work you provided before 5 days after the late filing. A preliminary notice filed more than 10 days after a notice of completion has no effect.
How long do I have to record a Utah construction lien?
180 days after final completion of the original contract if no notice of completion is filed. If one is filed, 90 days after it is filed, but no later than 180 days after final completion.
How long does a Utah lien last?
You must file an action to enforce it within 180 days after recording, or it is automatically void. You must also record a notice of pendency in that period. A bankruptcy filing by the owner can extend the deadline.
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The information on this page is general information about Utah law as of the review date shown. It is not legal advice, and LienNow is not a law firm. Deadlines depend on the facts of each project. Consult a licensed Utah attorney about your specific situation.