The Beehive State of Utah is unique in that it is central to the "Four Corners", where four states touch, and the only place in the country like that. Utah has mountains, large plateaus, canyons, and valleys. The state boasts of vast wildlife, such as sheep, mountain lions, jackrabbits, squirrels, and chipmunks. Utah's population is 3.381 million people, meaning many property records.

Property records in Utah consist of many things. Some perform functions, and others are simply informational. They impact homeowners, government offices, the courts, private companies, and individuals. They are a crucial factor in real estate transactions. Many different professionals, such as realtors, attorneys, title company reps, lenders, and others, use Utah property records in their daily lives.

Keep reading to learn all about Utah property records, how they are used, the different types, where you can find them, and how to change them when life events occur.

Utah property records are documents and forms containing information about real property and its owners and other related details. Individuals, companies, government offices, the courts, and others create these records.

Sources of Property Records in Utah

Property records in Utah are not stored in a single location. Because of their differences, they are spread among many different entities. For example, if you need to file a deed in Utah, you must visit the county recorder's office in the county where the property resides. Washington County provides a list of requirements when filing. If you need to pay your property tax bill or have questions, you will contact the county treasurer. Each local county treasurer is overseen by the Utah Property Tax Division. Building permits are handled at the town/city level but can also be county related. For example, if you needed a building permit in Salt Lake City, you would contact the city Building Services office.

Each county in Utah has a county recorder's office. These offices record and maintain property records and documents pertaining to real property. They also maintain maps, plats, surveys, and related data. Once a deed is filed, it becomes a public record, and the county recorder's office must provide the public access to it.

How Property Records are Maintained in Utah

Each county recorder has its own system of maintaining Utah property records. When a new deed is registered, the recorder stamps it with the date, time, and a unique identifier so it can be located later. After recording, the document becomes a public record.

Accessing Records at the County Recorder in Utah

Anyone can visit the county recorder's office to access records. You must visit the county office where the property is located during normal business hours. You can also sometimes access records online. Many of the counties, like Iron County, have search portals where you can access records online. To help get you started, here are a few county websites:

County Recorder Locations in Utah

The key to finding what you need is to contact the correct county recorder's office. For a complete list of all the county recorder's offices in Utah, you can consult this list.

There are dozens of different types of property records. Some you will be familiar with and others not. The most common property records you will encounter in Utah are as follows:

State laws require properties to be physically inspected every five years. The laws also require the assessors to adjust property values to market value every year. The assessment process is conducted by the County Assessor locally. The process of assessing property in the state differs but will likely involve the following steps:

Easements and Covenants

Easements and covenants are supplemental information about property found in deeds, mortgages, and other documents. They are rights of way, giving someone other than the owner the right to access the land. For example, a wireless company installing towers on private land could have a company representative access the towers to maintain them without asking the owner first. Any new owners must respect this agreement.

Covenants are rules about how you can use the property. You see these often in condo developments and gated communities. They could be as simple as restricted paint colors on the outside of buildings.

Plats and Surveys

Plats and surveys are types of maps that show the boundaries of the property. Plats include boundaries of other surrounding properties, whereas surveys only show the property's boundaries.

General information in these surveys includes:

Historical Property Records

When property records become unmanageable, states like Utah often move older ones into an archive website. Utah has an archives and records service where they keep all their historical land records, and users can search using this tool.

Building Permits and Regulations in Utah

Individual cities and towns handle Utah building permits. If you need a permit to add on an addition, you will need to visit the local building permits division of government. Often, these are located in the city hall.

You can search for building permit issues in Utah across the state using this tool.

Finding property records is very easy. With so many online resources you can find just what you need without a lot of effort. Try the methods below until you find the one that works for you.

Online Property Record Search

The first place you should try is a basic online search. Type the property address into the search bar of your favorite search engine and see what comes up. Realty websites may pop up with an estimated value, but you may have to dig deeper to find what you need.

In-Person Property Record Search

Visit the local county recorder's office in the county where the property resides and ask for records related to it. If they are busy, you may have to wait, and you may have to pay a fee for copies.

Using Property Record Indexes

You will find dozens of property record indexes online. Some may be reputable, but some may not. Be careful; the information is not always kept up to date or even correct. Verify the source before trusting the information.

How to Search Property Records by Address

The fastest and most accurate search method is using the property address. Type in the full address, including city, state, and zip.

How to Search Property Records by Name

You can sometimes search using the property owner's name, but you may get mixed results.

Utah property records are public, meaning owner's names and other information will appear. That makes finding an owner pretty easy. The documents to check are deeds.

Each property also comes with a legal property description. This description includes map coordinates and a written description of local landmarks and other defining characteristics to help anyone find it. The legal description will appear in deeds, appraisals, assessments, and other documents.

Surveys and Land Measurements

Surveys measure the land and provide pinpoint coordinates so the property can be indicated on a map. They are used before new construction, when installing underground utilities, and in property boundary disputes.

Boundary Disputes and Resolutions

Boundary disputes occur when someone believes another person is infringing on their property. These sometimes end up in court, where a judge must decide the outcome. The courts regularly rely on professional surveyors to provide expert testimony.

Encumbrances like liens don't reflect well on the property or the owner. Too many liens lower the value of the property and can make it difficult to sell. There are two main types of liens: voluntary and involuntary.

Voluntary Liens

Voluntary liens are those that you control. You choose to agree to a voluntary lien when you borrow money and use your home as collateral. Although they are voluntary, you can still lose your home in foreclosure with a voluntary lien.

Involuntary Liens

Involuntary liens are those which you do not control. They are imposed upon the property against your will when you fail to pay a debt. These types almost always end up in foreclosure and loss of the home.

The Process of Property Liens in Utah

The process of placing a lien on the property differs depending on the type of lien. To ensure validity, individuals must follow the right procedures and file at the correct office. Individuals in Utah may follow these steps to place a mechanic's lien in the state:

Property records come into play most often during real estate transactions. Before the sale, many of the parties will research details through property records. More records will be created during the deal and replace older ones.

Buying Property: Due Diligence

When buying property in Utah, it's essential to do all you can to learn as much as possible about the property. You can find out everything you need through property records. Pay close attention to the value, taxes, and liens, and look for any foreclosures.

Selling Property: Providing Disclosure

When selling property in Utah, you must inform new owners about any material defects, like a leaky roof or crumbling foundation, so they know what they are buying. Laws dictate the level of detail you must provide. If you have gaps in your knowledge, you can consult property records to fill in the blanks.

Title Searches and Insurance

Title insurance is a policy your lender will require you to purchase before buying a home. It protects both you and the lender from any legal claims on the property after the sale. Your title company will perform a property title search to prevent issues like these.

Foreclosure and Property Records in Utah

Foreclosures show up in property records along with the owner's name, which can damage their financial reputation and lower the value of the home. Many regular buyers won't want to purchase a house in foreclosure.

Pre-Foreclosures in Utah

Pre-foreclosure homes simply mean that the foreclosure process is ongoing and the house has not yet been sold at auction. Investors look for homes like these and offer owners a deal to get out from under the debt. They pick up the property cheaply and can sell it for profit, and the owners walk away without a foreclosure on their credit.

When was the House Built?

Sometimes, it's fun to find out when a property was first built. You can do so easily by checking out building permits. Go back to the first one that approved the building and look up the date. Check later ones to see if the home has had additions.

The value of a particular property is crucial information. It usually refers to the fair market value (FMV), which is the yardstick used to compare it with similar properties in the area. These values can change quickly and are usually affected by the economy, local real estate market, and inflation.

Assessments and Appraisals

Assessments and appraisals are both tools used to determine a property's value. Local tax officials use assessments to value a property based on their own specific tax rates and valuation system, which may not match the fair market value.

Banks and individuals use appraisals to value property for the purpose of granting loans and estate planning. Certified appraisers use a formulaic approach to determine the value by comparing it with other similar homes in the area. An appraised value is considered the fair market value at the time.

Property records are public and, therefore, accessible by anyone at any time for any reason. The internet makes it very easy for anyone to find and access public property records. Remember that your name and address may also appear in public property records.

Why are Property Records Public?

Property records are made public for two reasons. First, it's to maintain a public chain of title showing every owner of a piece of property. The other reason is to limit the control any one government office has over the people.

How Do I Protect My Personal Information in Property Records?

You cannot remove all your information from property records, but you can take steps to limit your exposure to identity theft and fraud. Contact the agencies and offices that hold your records and ask them to remove anything beyond your name and address. You don't need your email address or phone number listed in public records.

When life events occur, you need to update your property records. The holder will not know to do it automatically; it's up to you. Thankfully, it is very easy to update and amend property records.