Chicago Title Insurance Company, NCS

– 51 – 1. This chart is to be used strictly as a guideline to facilitate mechanic’s lien inquiries. Parties using this resource should ensure they are independently confirming the information contained herein before relying on the same. WHO MAY CLAIM Any person who provides preconstruction service or construction work on or for a project property has a lien on the project property for the reasonable value of the preconstruction service or construction work. Includes architects and landscapers. Zions First Nat. Bank v. Carlson, 1970, 23 Utah 2d 395, 464 P.2d 387. Definitions under UT CODE § 38-1A-102 • Preconstruction: plans or design provided to assist in the planning or development of an improvement before construction commences • Construction: labor, services, or material provided to construct, alter, or repair improvement NOTE: Certain limitations pursuant to UT CODE § 38-11-107 if a residence. UT CODE § 38-1A-301 DEADLINE TO PERFECT Perfecting lien is two part process which varies for preconstruction and construction work: Preconstruction: one who desires to file a preconstruction lien shall: • file a notice of preconstruction service under UT CODE § 38-1A- 401 with UTAH State Construction Registry within 20 days after commencement AND • file a notice of preconstruction lien under UT CODE § 38-1A-402 upon nonpayment within 90 days after completion preconstruction service. Construction: One who desires to file construction lien shall: • file a preliminary notice under UT CODE § 38-1A-501 with UTAH State Construction Registry within 20 days after commencement AND • a notice of construction lien under UT CODE § 38-1A-502 either 180 days after final completion of original contract or, if a notice of completion is recorded, 90 days after date upon which notice of completion is recorded but no later than 180 days after final completion under original contract. BROKEN PRIORITY All preconstruction service liens relate back to and take effect as of the date of the first notice of retention. All construction service liens will relate back to and take effect as of the date of the first preliminary notice. EXCEPTION: Preconstruction Liens: Any preconstruction services provided after the loan will be subordinated to the loan. UT CODE § 38-1A-403 (preconstruction priority) UT CODE § 38-1A-503 (construction priority) DURATION OF LIEN Lien must be enforced within 180 days after preconstruction or construction lien filed. UT CODE § 38-1A-701 CONTENTS OF LIEN Required content dependent on whether preconstruction notice of lien or construction notice of lien. Preconstruction Notice Content: UT CODE § 38-1A-402 Construction Notice Content: UT CODE § 38-1A-502 Substantial compliance required. Sufficient if adequately informs others of existence of lien and whether other claimants were prejudiced, as matter of law, by terms. Projects Unlimited, Inc. v. Copper State Thrift & Loan Co., 1990, 798 P.2d 738. UT CODE § 38-1A-306 UT CODE § 38-1A-402 UT CODE § 38-1A-502 NATIONAL COMMERCIAL SERVICES BY STATE MECHANIC’S LIEN UTAH UTAH