Utah Mechanics Lien Deadline (2026): 180 Days after Completion for Remodelers
How long a remodeler hired by the homeowner has to record a mechanics lien in Utah, what notice comes first, and the deadline to sue, worked on three dates.
Not legal advice. General information from each state's lien statute, checked Oct 29, 2026, for a contractor hired directly by the owner of an existing home. Dates are calendar arithmetic; some states move a deadline that lands on a weekend or holiday and some don't, and a recorded notice of completion or commencement can change the clock. Before you rely on a date, check with a construction attorney in your state.
The rule in Utah
180 days after completion
Record within 180 days after final completion of your contract, or 90 days after a filed completion notice but never past 180. Mail the homeowner a copy within 30 days.
180 days after recording
Sue within 180 days after recording and record notice of the lawsuit in that period, or the lien is automatically void.
Registry notice in 20 days
File a preliminary notice on the State Construction Registry within 20 days after you start work. File late and your lien covers only later work.
Check first
Your lien on an owner-occupied home must say how the homeowner can force its removal. The removal rule bars subcontractor liens, not yours. You must prove you hold a Utah contractor license to bring any lawsuit.
Source: Utah Code 38-1a-501, 38-1a-502, 38-1a-701, 38-11-107, 58-55-604 (Official le.utah.gov section pages (38-1a-502 unchanged since 2012 ch. 278); cross-checked against Justia 2025 Utah Code)
“180 days after the date on which final completion of the original contract occurs”
Three last days of work, worked
| Last work | Record by | Sue by |
|---|---|---|
| Mar 13, 2026 | Sep 9, 2026 | Mar 8, 2027 |
| Jul 31, 2026 | Jan 27, 2027 | Jul 26, 2027 |
| Nov 20, 2026 | May 19, 2027 | Nov 15, 2027 |
Suit dates assume you record the lien on its last day; record earlier and a suit deadline that runs from recording comes earlier. Dates are calendar arithmetic and aren't moved off weekends or holidays.
Also check
- You must prove you hold a Utah contractor license to bring any lawsuit.
Utah lien questions
How long do I have to file a mechanics lien in Utah?
Record within 180 days after final completion of your contract, or 90 days after a filed completion notice but never past 180. Mail the homeowner a copy within 30 days.
How long does a mechanics lien last in Utah?
Sue within 180 days after recording and record notice of the lawsuit in that period, or the lien is automatically void.
Does a contractor need to send a notice before filing a lien in Utah?
File a preliminary notice on the State Construction Registry within 20 days after you start work. File late and your lien covers only later work.
Compare other states
How we checked
We read each state's mechanics lien statute on the legislature's site, for a contractor hired directly by the homeowner on an existing home. Two independent research passes covered all 50 states and DC, and a third reviewer checked the result. Where a state's own site would not load, the row names the copy we read. Last checked .
This guide explains the general rule. It is not legal advice.