This document includes House Committee Amendments incorporated into the bill on Wed, Feb 12, 2014 at 11:10 AM by jeyring. --> 1
7 LONG TITLE
8 General Description:
9 This bill amends provisions relating to preconstruction and construction liens.
10 Highlighted Provisions:
11 This bill:
12 . clarifies the claims available under Title 14, Chapter 1, Public Contracts, and Title
13 14, Chapter 2, Private Contracts;
14 . defines and modifies terms in Title 38, Chapter 1a, Preconstruction and
15 Construction Liens;
16 . provides that a person who files a preliminary notice that links to a preliminary
17 notice filed by an original contractor has substantially complied with the provisions
18 of Title 38, Chapter 1a, Preconstruction and Construction Liens;
19 . modifies the procedure by which a mortgage or a trust deed gains priority over an
20 earlier-filed preliminary notice; and
21 . makes technical and conforming changes.
22 Money Appropriated in this Bill:
24 Other Special Clauses:
26 Utah Code Sections Affected:
28 14-1-20 , as last amended by Laws of Utah 2012, Chapters 278 and 330
29 14-2-5 , as last amended by Laws of Utah 2012, Chapters 278 and 330
30 38-1a-102 , as last amended by Laws of Utah 2013, Chapter 464
31 38-1a-501 , as renumbered and amended by Laws of Utah 2012, Chapter 278
32 38-1a-503 , as renumbered and amended by Laws of Utah 2012, Chapter 278
34 Be it enacted by the Legislature of the state of Utah:
35 Section 1. Section 14-1-20 is amended to read:
36 14-1-20. Preliminary notice requirement.
37 (1) Any person [
38 which a [
39 to the designated agent as prescribed by Section 38-1b-202 , except that this section does not
41 (a) to an individual performing labor for wages; or
42 (b) if a notice of commencement is not filed as prescribed in Section 38-1b-201 for the
43 project or improvement for which labor, service, equipment, or material is furnished.
44 (2) Any person who fails to provide the preliminary notice required by Subsection (1)
45 may not make a [
46 (3) The preliminary notice required by Subsection (1) shall be provided prior to
47 commencement of any action on the payment bond.
48 (4) Subsection (1)(a) does not exempt the following from complying with the
49 requirements of this section:
50 (a) a temporary labor service company or organization;
51 (b) a professional employer company or organization; or
52 (c) any other entity that provides labor.
53 Section 2. Section 14-2-5 is amended to read:
54 14-2-5. Preliminary notice requirement.
55 (1) Any person [
56 which a [
57 to the designated agent as prescribed by Section 38-1a-501 , except that this section does not
58 apply to an individual performing labor for wages.
59 (2) Any person who fails to provide the preliminary notice required by Subsection (1)
60 may not make a [
61 (3) The preliminary notice required by Subsection (1) shall be provided prior to
62 commencement of any action on the payment bond.
63 (4) Subsection (1) does not exempt the following from complying with the
64 requirements of this section:
65 (a) a temporary labor service company or organization;
66 (b) a professional employer company or organization; or
67 (c) any other entity that provides labor.
68 Section 3. Section 38-1a-102 is amended to read:
69 38-1a-102. Definitions.
70 As used in this chapter:
71 (1) "Alternate means" means a method of filing a legible and complete notice or other
72 document with the registry other than electronically, as established by the division by rule.
73 (2) "Anticipated improvement" means the improvement:
74 (a) for which preconstruction service is performed; and
75 (b) that is anticipated to follow the performing of preconstruction service.
76 (3) "Applicable county recorder" means the office of the recorder of each county in
77 which any part of the property on which a claimant claims or intends to claim a preconstruction
78 or construction lien is located.
79 (4) "Bona fide loan" means a loan to an owner or owner-builder by a lender in which
80 the owner or owner-builder has no financial or beneficial interest greater than 5% of the voting
81 shares or other ownership interest.
82 (5) "Claimant" means a person entitled to claim a preconstruction or construction lien.
83 (6) "Compensation" means the payment of money for a service rendered or an expense
84 incurred, whether based on:
85 (a) time and expense, lump sum, stipulated sum, percentage of cost, cost plus fixed or
86 percentage fee, or commission; or
87 (b) a combination of the bases listed in Subsection (6)(a).
88 (7) "Construction lender" means a person who makes a construction loan.
91 (a) (i) is
92 (ii) is
93 (b) is not a bona fide loan.
95 improvement that is constructed pursuant to an original contract.
97 (a) means labor, service, material, or equipment provided for the purpose and during
98 the process of constructing, altering, or repairing an improvement; and
99 (b) includes scheduling, estimating, staking, supervising, managing, materials testing,
100 inspection, observation, and quality control or assurance involved in constructing, altering, or
101 repairing an improvement.
103 Section 38-1a-401 , a preliminary notice under Section 38-1a-501 , or a notice of completion
104 under Section 38-1a-506 .
106 other interested person.
108 provided in Section 38-1a-202 to create and maintain the registry.
110 created in Section 58-1-103 .
112 (a) the designated agent assigns to each notice or other document filed with the
113 registry; and
114 (b) is unique for each notice or other document.
116 (a) the date of issuance of a permanent certificate of occupancy by the local
117 government entity having jurisdiction over the construction project, if a permanent certificate
118 of occupancy is required;
119 (b) the date of the final inspection of the construction work by the local government
120 entity having jurisdiction over the construction project, if an inspection is required under a
121 state-adopted building code applicable to the construction work, but no certificate of occupancy
122 is required;
123 (c) unless the owner is holding payment to ensure completion of construction work, the
124 date on which there remains no substantial work to be completed to finish the construction
125 work under the original contract, if a certificate of occupancy is not required and a final
126 inspection is not required under an applicable state-adopted building code; or
127 (d) the last date on which substantial work was performed under the original contract,
128 if, because the original contract is terminated before completion of the construction work
129 defined by the original contract, the local government entity having jurisdiction over the
130 construction project does not issue a certificate of occupancy or perform a final inspection.
132 that [
133 (a) is the earliest preliminary notice filed on the construction project for which the
134 preliminary notice is filed;
135 (b) is filed on a construction project that, at the time the preliminary notice is filed, has
136 not reached final completion; and
143 (c) is not cancelled under Section 38-1a-307 .
145 defined in Section 38-1b-102 .
147 (a) a building, infrastructure, utility, or other human-made structure or object
148 constructed on or for and affixed to real property; or
149 (b) a repair, modification, or alteration of a building, infrastructure, utility, or object
150 referred to in Subsection (19)(a).
154 38-1b-201 for a government project, as defined in Section 38-1b-102 .
156 (a) means a contract between an owner and an original contractor for preconstruction
157 service or construction work; and
158 (b) does not include a contract between an owner-builder and another person.
160 contracts with an owner[
161 construction work.
164 original contractor, who:
165 (a) contracts with one or more other persons for preconstruction service or construction
166 work for an improvement on the owner's real property; and
167 (b) obtains a building permit for the improvement.
168 (27) "Preconstruction lien" means a lien under this chapter for a preconstruction
171 (a) means to plan or design, or to assist in the planning or design of, an improvement or
172 a proposed improvement:
173 (i) before construction of the improvement commences; and
174 (ii) for compensation separate from any compensation paid or to be paid for
175 construction work for the improvement; and
176 (b) includes consulting, conducting a site investigation or assessment, programming,
177 preconstruction cost or quantity estimating, preconstruction scheduling, performing a
178 preconstruction construction feasibility review, procuring construction services, and preparing
179 a study, report, rendering, model, boundary or topographic survey, plat, map, design, plan,
180 drawing, specification, or contract document.
184 (29) "Private project" means a construction project that is not a government project.
185 (30) "Project property" means the real property on or for which preconstruction service
186 or construction work is or will be provided.
191 Construction Registry.
193 (a) a notice of preconstruction service under Section 38-1a-401 ;
194 (b) a preliminary notice under Section 38-1a-501 or Section 38-1b-202 ;
195 (c) a notice of commencement;
196 (d) a notice of construction loan under Section 38-1a-601 ;
197 (e) a notice under Section 38-1a-602 concerning a construction loan default;
198 (f) a notice of intent to obtain final completion under Section 38-1a-506 ; or
199 (g) a notice of completion under Section 38-1a-507 .
201 service or construction work to:
202 (a) a person other than the owner; or
203 (b) the owner, if the owner is an owner-builder.
206 (a) is a subcontractor under contract to provide preconstruction service or construction
207 work; and
208 (b) contracts with one or more other subcontractors for the other subcontractor or
209 subcontractors to provide preconstruction service or construction work that the person is under
210 contract to provide.
211 Section 4. Section 38-1a-501 is amended to read:
212 38-1a-501. Preliminary notice.
213 (1) (a) [
214 a preliminary notice with the registry no later than 20 days after the day on which the person
215 commences providing construction work on the real property.
220 (b) Subject to Subsection (1)(c), a preliminary notice is effective as to all construction
221 work that the person filing the notice provides to the construction project under a single
222 original contract, including construction work that the person provides to more than one
223 supervisory subcontractor under that original contract.
224 (c) (i) A person who desires to claim a construction lien on real property but fails to
225 file a timely preliminary notice within the period specified in Subsection (1)(a) may, subject to
226 Subsection (1)(d), file a preliminary notice with the registry after the period specified in
227 Subsection (1)(a).
228 (ii) A person who files a preliminary notice under Subsection (1)(c)(i) may not claim a
229 construction lien for construction work the person provides to the construction project before
230 the date that is five days after the preliminary notice is filed.
231 (d) Notwithstanding Subsections (1)(a) and (c), a preliminary notice has no effect if it
232 is filed more than 10 days after the filing of a notice of completion under Section 38-1a-507 for
233 the construction project for which the preliminary notice is filed.
234 (e) A person who fails to file a preliminary notice as required in this section may not
235 claim a construction lien.
236 (f) [
237 with the registry as provided in this section is considered to be filed at the time of the first
238 preliminary notice filing.
243 (g) If a preliminary notice filed with the registry includes the tax parcel identification
244 number of a parcel not previously associated in the registry with a construction project, the
245 designated agent shall promptly notify the person who filed the preliminary notice that:
246 (i) the preliminary notice includes a tax parcel identification number of a parcel not
247 previously associated in the registry with a construction project; and
248 (ii) the likely explanation is that:
249 (A) the preliminary notice is the first filing for the project; or
250 (B) the tax parcel identification number is incorrectly stated in the preliminary notice.
251 (h) A preliminary notice shall include:
252 (i) the name, address, telephone number, and email address of the person providing the
253 construction work for which the preliminary notice is filed;
254 (ii) the name and address of the person who contracted with the claimant for the
255 construction work;
256 (iii) the name of the record or reputed owner;
257 (iv) the name of the original contractor for construction work under which the claimant
258 is providing or will provide construction work;
259 (v) the address of the project property or a description of the location of the project;
260 (vi) the name of the county in which the project property is located; and
261 (vii) (A) the tax parcel identification number of each parcel included in the project
263 (B) the entry number of a previously filed notice of construction loan under Section
264 38-1a-601 on the same project;
265 (C) the entry number of a previously filed preliminary notice on the same project that
266 includes the tax parcel identification number of each parcel included in the project property; or
267 (D) the entry number of the building permit issued for the project.
268 (i) A preliminary notice may include:
269 (i) the subdivision, development, or other project name applicable to the construction
270 project for which the preliminary notice is filed; and
271 (ii) the lot or parcel number of each lot or parcel that is included in the project
273 (2) (a) [
274 filing the preliminary notice to prove that the person has substantially complied with the
275 requirements of this section.
276 (b) A person has substantially complied with the requirements of this section if the
277 person files a preliminary notice that links, within the registry, to a preliminary notice filed by
278 an original contractor for the same construction project, using the entry number assigned to the
279 original contractor's preliminary notice.
281 through (vii) may be established by a person's reasonable reliance on information in the registry
282 provided by a previously filed:
283 (i) notice of construction loan under Section 38-1a-601 ;
284 (ii) preliminary notice; or
285 (iii) building permit.
286 (3) (a) Subject to Subsection (3)(b), a person required by this section to give
287 preliminary notice is required to give only one notice for each construction project.
288 (b) If the construction work is provided pursuant to contracts under more than one
289 original contract for construction work, the notice requirements shall be met with respect to the
290 construction work provided under each original contract.
291 (4) A person filing a preliminary notice by alternate means is responsible for verifying
292 and changing any incorrect information in the preliminary notice before the expiration of the
293 time period during which the notice is required to be filed.
301 information may not be held liable for damages suffered by any other person who relies on the
302 inaccurate or incomplete information in filing a preliminary notice.
303 Section 5. Section 38-1a-503 is amended to read:
304 38-1a-503. Relation back and priority of liens.
305 (1) A construction lien relates back to, and takes effect as of, the time of the first
306 preliminary notice filing.
307 (2) (a) Subject to Subsection (2)(b), a construction lien has priority over:
308 (i) any lien, mortgage, or other encumbrance that attaches after the first preliminary
309 notice filing; and
310 (ii) any lien, mortgage, or other encumbrance of which the claimant had no notice and
311 which was unrecorded at the time of the first preliminary notice filing.
319 (b) A recorded mortgage or trust deed that secures a construction loan attaches
320 immediately before the first preliminary notice filing for the construction project if each
321 claimant that has a preliminary notice on file on the construction project before the mortgage or
322 trust deed was recorded receives full payment for all construction work the claimant performed
323 before the mortgage or trust deed was recorded, regardless of whether the claimant receives full
324 payment before or after the day on which the mortgage or trust deed is recorded.
Legislative Review Note
as of 12-30-13 1:13 PM