Utah · LienGuardAI

General information, not legal advice. Confirm current fees, forms, and deadlines on official government sites, and talk to an attorney about your situation. LienGuardAI does not file anything for you. See Legal Disclaimer & Terms of Use.

Utah AI-disclosure rules — verification pending: A live check of Utah's official generative-AI consumer-disclosure rules has not been completed — the legislature's code page did not return the statute text. That is verification pending, not a finding that Utah has no such rule. Confirm any Utah AI-disclosure duty against the live Utah Code.

UCC financing statements

Check if one exists

Search Utah's UCC records

Free basic search. Login/account required. Department of Commerce. Free basic search, but a UtahID account is mandatory to use it.

Refusal / removal authority

Utah Code §70A-9a-516(2)(h) lets the filing office refuse an initial financing statement or amendment adding a debtor when the record was not communicated by an established filer and the office reasonably believes the intent is to harass, defraud, or otherwise violate law. §70A-9a-513.5 is the companion affidavit/termination and established-filer definition path (14-day delay, or immediate after admin review).

Citations UT §70A-9a-516 UT §70A-9a-513.5

Full citations

Utah Code §70A-9a-516(2)(h)
Utah Code §70A-9a-513.5

The filing office refuses under (2)(h) for non-established filers with reasonable belief of harassment/fraud; debtor affidavit termination under §513.5; court action for reinstatement.

If it's already filed: §70A-9a-513.5 termination; information statement / §70A-9a-518 / §70A-9a-625.

Real-property liens

Title 38, Chapter 9 (the Wrongful Lien Act) is the live real-property chapter. §38-9-102(12) defines a wrongful lien as a document that purports to create a lien, notice of interest, or encumbrance on an owner's interest in real property and, when recorded, is not authorized by statute, by a court order or judgment, or by a document signed by the owner (2026 S.B. 196, in effect May 6, 2026, added certain transfer-fee-covenant documents to the definition). Under §38-9-202(1), "a county recorder may refuse to record a lien if the county recorder determines that the lien is a wrongful lien" and must return the original with a rejection notice; a recorder who rejects or accepts a document in good faith is not liable for damages (§38-9-202(2)). §38-9-205 is the court summary proceeding to nullify. Chapter 9a injunction remedies are separate from §38-9-205.

Citations UT §38-9-101 UT §38-9-102 UT §38-9-202 UT §38-9-203 UT §38-9-205

Full citations

Utah Code §38-9-101 et seq.
Utah Code §38-9-102(12)
Utah Code §38-9-202
Utah Code §38-9-203
Utah Code §38-9-205

§38-9-202 lets the county recorder refuse to record a wrongful lien. A refused document later found by a court not to be a wrongful lien has no retroactive recording priority (§38-9-202(3)). For a wrongful lien already recorded, §38-9-205 provides a petition by a record interest holder, supported by a sworn affidavit, for summary relief to nullify it; if the petition is sufficient the court schedules a hearing within 10 days, and a lien found wrongful is declared void ab initio, with costs and reasonable attorney fees to the petitioner.

If it's already recorded: Court nullification under §38-9-205. §38-9-203 makes a lien claimant who records a wrongful lien liable for actual damages; $3,000 or treble actual damages (whichever is greater) plus attorney fees and costs if the claimant does not release or correct it within 10 days of a written request; and $10,000 or treble actual damages plus fees and costs if the claimant knew or had reason to know the document was a wrongful lien, groundless, or contained a material misstatement or false claim.

Real-property records are held by the county recorder where the property sits.

Get notified before it happens

Utah has a free "property fraud alert" service — it emails or mails you whenever a document gets recorded against your name, so you find out right away instead of months later. Sign up for Salt Lake County Property Watch →

Utah Code §17-71-302(1)(b) (formerly §17-21-6(1)(m), added by SB 165, 2024; notice duty began Jan. 1, 2025) requires every county recorder to offer opt-in electronic notice when a deed or mortgage records, sent within 30 days of recording, for property that receives a county tax notice (§17-71-302(3)). Salt Lake’s Property Watch is the largest-county example; Davis and Utah counties run their own.

If you're a government official or employee

For a "nonconsensual common law document" recorded against a public official's property in relation to the official's status or capacity (§38-9-102(5), (8), (9)), the document sponsor must have the sheriff serve notice on each affected person within five business days (§38-9-302) and must bring a court action within 10 business days to obtain an order that the document is valid (§38-9-303(1)). The document is presumed invalid and unenforceable (§38-9-303(6)), and it is void if the sponsor does not comply or does not prevail (§38-9-305). A sponsor whose document is found unenforceable is liable for actual damages, costs and reasonable attorney fees (§38-9-304).

Citation UT §38-9-301

Full citation

Utah Code §§38-9-301 to 38-9-305

Official form: UCC Affidavit (Utah Division of Corporations & Commercial Code)

Utah's Department of Commerce publishes a one-page UCC Affidavit for §70A-9a-513.5. A person identified as debtor uses it to state, under oath and before a notary, that a financing statement was unauthorized and intended to harass or defraud; that starts the 14-day process described above. The form notes that what is filed becomes a public record under Utah's records law. The Division links the form from its Uniform Commercial Code page.

Open the Utah UCC Affidavit form →

LienGuardAI does not publish templates or fill-in documents; the official version is the one on the government source, and it can change.

Citation UT §70A-9a-513.5

How this usually works in Utah

A summary of the tools Utah law and filing offices provide — general information, not instructions for your facts. Confirm current practice with the filing office and talk to an attorney about your situation.

1Utah's UCC search is free but requires a UtahID account (link on this page).
2§70A-9a-516(2)(h) lets the filing office refuse a UCC filing from a non-established filer that it reasonably believes is intended to harass or defraud.
3§70A-9a-513.5 provides an affidavit path to terminate a UCC filing after it is filed (described in the form section above).
4For land records, §38-9-202 lets the county recorder refuse a wrongful lien, and §38-9-205 provides a court petition to nullify one already recorded (Title 38, Chapter 9 — a separate chapter from the UCC provisions in Chapter 9a).

What to expect

Utah's researched tools are a UCC refusal and affidavit-termination path (limited by the established-filer condition) and a separate wrongful-lien chapter for land records, including a recorder refusal power and a court petition to nullify. Confirm the current fee on the state's official site — filing and search fees change and are not published here.

Sources: the LienGuardAI fifty-state survey and UCC search portal review (How we verify). No dollar fee amounts are published here — always confirm the current fee on the state's own site.