House passes measure to protect homeowners from small subcontractor liens

The Utah House passed third substitute Senate Bill 107 on third reading after floor debate about mechanics liens and homeowner protections.

Representative Garn, the House floor sponsor, told colleagues the measure “increases the rights for homeowners” by preventing a subcontractor from maintaining a lien on a home when the homeowner can show a written or oral contract and that they paid for the work and the amount is under $5,000. Garn said the threshold remains in the third substitute and that homeowners can still access the lien recovery fund for larger claims.

Members asked technical questions about how the $5,000 threshold interacts with existing lien law and the lien recovery fund. Representative Powell asked whether the bill changes the amount at which a supplier or contractor can file a lien; Garn replied it does not and reiterated the bill’s intent to offer an additional defense for small claims. Representative King said the measure would help clear unnecessary encumbrances on title and recommended directing smaller disputes to small-claims court.

After brief substitute and amendment motions on the floor, the House recorded 67 yes votes and 1 no vote on SB107. The bill will be returned to the Senate for further consideration.

The measure’s sponsors and supporters described it as a homeowner-protection and title-clearing reform; opponents raised procedural questions about interactions with existing lien remedies and the lien recovery fund. The House did not record a roll-call of individual yes/no votes in the transcript excerpt; the chamber reported the overall tally.