Judgment Liens on Property in Utah

You went to court and got a judgment that says you're entitled to money from the party you sued, now called a "judgment debtor." What comes next? How can you—the judgment creditor—collect the money you're due? That's the focus of this article.

One way to collect is by putting judgment liens on the judgment debtor's Utah property. After a quick review of how judgment liens differ from judgments, we'll turn our attention to the specifics of Utah law. In particular, we cover:

• the kinds of property subject to Utah judgment liens
• how you put judgment liens on Utah property
• how long your judgment lien lasts, and
• the ways you can turn your judgment lien into money.

If you want some background information, here's more about how court judgments are collected.

What's the Difference Between a Judgment and a Judgment Lien?

A judgment is a court order that says a judgment creditor is legally entitled to a sum of money from a judgment debtor. But a judgment, standing alone, isn't self-enforcing. That is, you can't take a judgment to your county sheriff's office and demand that the judgment debtor's real estate be sold to pay you.

If you want to seize and sell the judgment debtor's property, you first have to attach your judgment to specific items of property. That's what a judgment lien does. As we discuss later, when your judgment is properly recorded with the county recorder, it becomes a lien against the judgment debtor's nonexempt real estate in that county. Once that's done, you can look for ways to turn your judgment into cold, hard cash.

Kinds of Property Subject to Utah Judgment Liens

In Utah, you can attach judgment liens only to real estate—land, houses, buildings, and other improvements. A properly recorded judgment attaches a lien to real estate the judgment debtor:

• presently owns, and
• acquires later, as long as your judgment lien is still good.

You can't put judgment liens on Utah personal property—cars, artwork, antiques, electronics, household furnishings, and the like. But that doesn't mean a judgment debtor always gets to keep their autos, boats, and other big ticket items. Even without judgment liens, there's a way to have the sheriff seize personal property.

If you're considering this step, speak to a Utah collection lawyer first. They can tell you whether it's worth your time and expense to go after the judgment debtor's personal property—and there's a good chance it won't be. If it's likely to be worthwhile, they'll guide you through the process.

Property Exempt From Utah Judgment Liens

Like all states, Utah exempts some property—both real and personal—from the reach of creditors. Dollar amounts mentioned here represent the maximum value of the debtor's exempt equity in the property, which might not be the same as the property's market value.

Here are a few examples.

• Homestead exemption. Effective January 1, 2025, this exemption protects up to $52,400 of equity in a primary personal residence. For jointly owned property, the limit is $104,700.
• Motor vehicle exemption. Equity of not more than $3,000 in one motor vehicle is exempt.
• Household goods exemption. There's no dollar limit for this exemption, which includes one set of appliances, carpets, 12 months of provisions, clothing and personal effects (excluding jewelry and furs), and all beds and bedding.
• Retirement account exemption. Utah law protects most tax-qualified retirement accounts from creditors.
• Tools of the trade exemption. A judgment debtor gets to keep up to $5,000 in tools, professional books, and equipment (including motor vehicles not otherwise exempt).

How to Attach Utah Judgment Liens

Once you get a Utah district court judgment, follow these steps to attach a judgment lien to real estate in any Utah county.

• Get a copy or abstract of the judgment. Get a copy or an abstract (summary) of the judgment from the clerk of the court that issued it. The clerk's website might have instructions and online forms for requesting documents. If not, call the clerk's office and ask for instructions. You'll need one judgment copy or abstract for each county where you want to attach a judgment lien.
• Check for required information. Each judgment copy or abstract must include all the information required by Utah Code § 78B-5-201(4)(b) (2025). If the information isn't there, you must provide it on a separate information statement, or indicate on the information statement that the information is unknown or unavailable.
• Record with the county recorder. Finally, record the judgment copy or abstract, and if needed, the separate information statement, with the county recorder in the county where the property is located.

A judgment lien attaches to the judgment debtor's nonexempt real estate in the county once these documents are properly recorded.

The life of a Utah judgment lien is coextensive with the life of the judgment it's based on (as discussed below). Practically speaking, this means your judgment lien can remain in force for up to eight years from the date the judgment was entered. We explain below how to renew your judgment and judgment liens.

How Long Does a Utah Judgment Last?

A Utah judgment expires eight years from the date judgment was entered. Once it expires, your judgment is legally dead. You can't take any action to collect on it. In other words, you've lost the right to recover the money you're owed.

Renewing a Utah Judgment

Before the judgment expires, you can renew it by filing a motion to renew in the court where the judgment was entered. Your motion must be accompanied by an affidavit stating the balance then due on the judgment. If the judgment debtor made any payments, the affidavit must indicate when and how much was paid. Finally, the affidavit must affirm that you served the judgment debtor with a copy of the motion and affidavit.

Learn more about how to serve court papers on an individual.

The court must find that the facts in your affidavit are true and correct, and that the time for the judgment debtor to respond to your motion has passed. The judgment debtor might appear and dispute the facts. In that case, the court will hold a hearing. If the court finds in your favor, it will enter an order renewing your judgment for another eight-year term.

Renewing Your Judgment Liens

Renewing a judgment doesn't automatically get you new judgment liens. To renew your liens, you must file, in the office of each county recorder where you want a lien, a document that includes:

• the date of the renewal
• your name, the name of the judgment debtor, and the names of any assignor or assignee of the lien
• the county where you're recording the document, the date on which the filing that first created a judgment lien was recorded, and the county recorder's entry number, book, and page where the judgment lien was first recorded.

How Do You Turn a Utah Judgment Lien Into Money?

In general, there are three ways you can try to collect on a Utah judgment lien:

• negotiate a settlement
• wait for the judgment debtor to sell or refinance the property, and
• execute on your lien.

Negotiate a Settlement

If you want payment sooner rather than later, this is likely your best choice. No, you won't get all the money you're entitled to, but that's the nature of a settlement. You'll collect faster—and more inexpensively—than via the other two options.

Wait for the Judgment Debtor to Sell or Refinance

Most often, a buyer or lender will insist on clear title, free of all judgment liens. To sell or refinance, the judgment debtor will have to approach you to make a deal. Only now, you've got more negotiating leverage. As long as you're willing to sit tight and wait, this too is a low-cost, low-stress way to collect.

Execute on Your Lien

Executing on your lien means having the sheriff sell the judgment debtor's property at auction. This might seem like a tempting option. But before you head down this path, check with a local attorney to find out about the legwork and costs involved. In addition, see who's ahead of you in payment priority, or you might discover—too late—that the sale proceeds aren't enough to pay you in full (or at all).

Lastly, be aware that this step might be just the push the judgment debtor needs to declare bankruptcy. Should that happen, you're likely to be standing in a long, very unhappy line of creditors with little chance of getting paid.

Next Steps

We've covered Utah judgment lien basics, but of course, the devil's in the details. Now that you're familiar with Utah law, you might decide that your best option is to get help collecting your judgment. An experienced Utah creditor's rights or collection attorney can answer your questions and help you chart a collection path that gives you the best chance to maximize your recovery.