Filing deadline

Notice of Construction Lien recorded with the county recorder where the property lies, by the earlier of 90 days after a Notice of Completion is filed or 180 days after final completion of the original contract (180 days is the absolute cap). Preconstruction lien: record a Notice of Preconstruction Lien within 90 days after finishing preconstruction services. 'Final completion' keys off certificate of occupancy, final inspection, or no substantial work remaining - not the claimant's own last day.

Notice prerequisites

Everyone doing construction work, GC and subs alike, must e-file a Preliminary Notice on the State Construction Registry (scr.utah.gov) within 20 days of starting work; a late notice takes effect only 5 days after filing and forfeits lien rights for anything furnished before that effective date. Preconstruction/design providers instead file a Notice of Retention on the Registry within 20 days of starting, on pain of losing the preconstruction lien entirely. After a Notice of Completion is filed, the window for new Preliminary Notices shrinks to 10 days.

Service on the owner

Send a copy of the recorded lien notice to the reputed owner by certified mail within 30 days after recording. Missing this does not kill the lien but bars recovery of attorney fees and costs. Filing precedes service.

Enforcement

Foreclosure suit must be filed within 180 days after recording the lien notice (if owner bankruptcy intervenes, 90 days after the stay lifts). A lis pendens must be recorded in each county where the lien is recorded within the same 180-day window; without it the lien is void except against parties to the suit or those with actual knowledge. Prevailing party may recover fees/costs; 10% statutory interest.

Utah Code Ann. Title 38, Ch. 1a (Preconstruction and Construction Liens), incl. 38-1a-802 (waivers); Contractors' Bonds Title 14.