Utah · Utah Code §§38-1a-502, 38-1a-701, 38-11-107Utah construction lien deadlines: 180 days, the notice of completion and the owner-occupied home protection

In Utah, a claimant records a notice of construction lien with the county recorder no later than 180 days after final completion of the original contract if no notice of completion was filed, or 90 days after a notice of completion is filed – but never later than 180 days after final completion; a subcontractor doing substantial work after a certificate of occupancy or final inspection has 180 days after finishing its own work (Utah Code §38-1a-502(1)). The notice states the owner, who hired the claimant, the first and last dates of work, the property, the amount and, for an owner-occupied residence, the steps the owner can take to have the lien removed; within 30 days the claimant mails a copy to the owner (§38-1a-502(2)–(4)). An action to enforce must be filed within 180 days after the notice is recorded, with a notice of pendency recorded in that time; otherwise the lien is automatically void (§38-1a-701(2)–(4)). For an owner-occupied residence, a subcontractor or supplier that didn't contract directly with the owner can't maintain a lien if the owner met the conditions in §38-11-204(4), and that protection extends to a buyer who occupies the home, or rents it to a tenant who does, within 180 days of the transfer (§38-11-107(1)).