Utah has its own online portal for project owners, designers, contractors, and suppliers to monitor and file their mechanics lien documents. All documents related to a project can be found on the Utah State Contractor’s Registry site. This makes it easy to know who’s working on a project and chooses to file preliminary notices and other lien documents.
A notice of completion is not required in Utah — however, it does reduce the lien filing deadline from 180 days after completion of the original contract to 90 days after the date the notice of completion was filed.
The notice can be filed by the property owner, general contractor, lender, surety, or title company after final inspections have been completed, the certificate of occupancy has been issued, or all work has been completed. The notice is filed through the state contractor’s registry site, where it is uploaded and attached to the job.
The notice of completion form must include the following information:
- Contact information for the person filing the notice
- Name of the county where the project is located
- For private projects:
- Tax parcel ID number(s)
- Entry number of preliminary notice
- Building permit number
- For public projects:
- Government project-identifying information
- Date of final completion
- Method used to determine final completion
Once filed, notices are distributed electronically to each company that filed a notice of commencement, each company that filed a preliminary notice for the project, and anyone else who has requested notices regarding the project.
In addition to shortening the time to file a mechanics lien, a notice of completion also affects preliminary notice deadlines on both private and public construction projects. Utah preliminary notices to secure lien rights, or rights to make a claim against the payment bond, can be effective even if sent late. However, neither notice may be filed later than 10 days after a notice of completion is filed.
On certain non-bonded jobs over $500,000, a GC or an owner general contractor can choose to file an intent to complete form. It must be filed at least 45 days before the project is to be completed. The effect of this filing is to require anyone who filed a preliminary notice on the project to file a form called Remaining to Complete within 20 days.
This form discloses how much the company is owed and how much they owe on the project to date. Its purpose is to create further transparency regarding payments owed and owing at each level of the payment tier.