Short answer: Exchange lists 9 general contractors in Utah: four Salt Lake area builders (Big-D, Layton, Jacobsen and Okland), a custom home builder in Morgan, and remodelers in Provo, Draper and Springville that also take general contracting work. General contractors in Utah are licensed by the Division of Professional Licensing (DOPL) under Utah Code Title 58, Chapter 55, in three classifications: B100 General Contractor, R100 Residential/Small Commercial and E100 General Engineering. Subcontractors and suppliers protect their lien rights through the State Construction Registry. Since July 1, 2026, Utah has built to the 2024 IBC and the 2021 IRC.
Licensing agency
The Utah Division of Professional Licensing (DOPL), part of the Department of Commerce, issues all contractor licenses under the Utah Construction Trades Licensing Act, Utah Code Title 58, Chapter 55.
General classifications
DOPL lists three general contractor classifications: B100 General Contractor, R100 Residential/Small Commercial Contractor and E100 General Engineering Contractor.
Small-project exemption
No contractor license is needed for alteration, repair or remodeling work with a total agreed value under $7,000, including labor, materials and changes. Plumbing, electrical, HVAC and radon mitigation work still needs licensed trades.
Lien filing
A preliminary notice must be filed on the State Construction Registry within 20 days of starting work, or the filer cannot claim a construction lien.
Building code
Since July 1, 2026, the State Construction Code has adopted the 2024 International Building Code, the 2021 International Residential Code and the 2023 National Electrical Code.
Retainage cap
Utah Code 13-8-5 caps retention at 5% of each payment and 5% of the total construction price on nonresidential construction contracts.
Who licenses general contractors in Utah?
Utah licenses contractors at the state level. The Division of Professional Licensing (DOPL), part of the Utah Department of Commerce, issues contractor licenses under the Utah Construction Trades Licensing Act in Title 58, Chapter 55 of the Utah Code. The Construction Services Commission, created by the same chapter, sets exam and continuing education rules with the DOPL director's concurrence.
Under Utah Code 58-55-301, anyone working as a contractor must be licensed before they start, unless an exemption in 58-55-305 or 58-1-307 applies. The statute also limits what local governments can add. The DOPL license and a business license from the city or county where the contractor has its principal place of business are the only licenses a Utah contractor needs to work anywhere in the state. Cities and counties cannot require extra licenses or registrations to qualify a contractor, so the DOPL record is where you confirm a general contractor's standing.
Utah's definition of "contractor" in 58-55-102 also covers anyone who, for a fee, manages construction subcontractors or provides construction management or consulting. A paid construction manager running your subcontractors therefore usually needs a license too.
The license belongs to a business, not to a person. Every licensed business names an individual qualifier, who must be an owner, officer or manager with real authority over the contracting work. If the qualifier leaves, the business has 10 days to notify DOPL and 60 days to name a replacement, or the license is suspended.
Which Utah classification does a general contractor need: B100, R100 or E100?
DOPL groups eight classifications as "general" contractor licenses. Three of them are what owners usually mean by a general contractor: B100 General Contractor, R100 Residential/Small Commercial Contractor and E100 General Engineering Contractor. The others are plumbing, electrical and HVAC contractor licenses.
Utah Code 58-55-102 defines the R100 scope as single-family homes, multifamily residences of up to four units, and commercial buildings of no more than three stories above ground and no more than 20,000 square feet. A custom home in Morgan or a remodel in Provo fits R100. Larger commercial or multifamily work needs a B100, which covers structures built to support, shelter and enclose people, animals or property, with no size limit.
Neither license covers every trade. Both must hire separately licensed specialty contractors for plumbing, electrical work, mechanical work and manufactured housing installation. B100 contractors must also hire out work that affects the operating integrity of an elevator. There is one exception. On single-family homes and multifamily residences of up to four units, a B100 or R100 contractor may do the mechanical work itself and may employ a licensed plumber or electrician directly.
The E100 General Engineering license covers fixed works that require specialized engineering knowledge, such as airports and runways, bridges, drainage, flood control and foundations. It is the license for civil and heavy work, not buildings, so on mixed projects check that each part is covered by the right classification.
Which licenses, filings and insurance apply to general contractors in Utah?
License / filing / registration
Issued by
Who needs it
Key threshold or rule
B100 General Contractor license
Utah DOPL
General contractors building commercial, industrial or larger residential structures
Two years (4,000 hours) of paid construction experience, 30 hours of pre-licensure courses and the Utah Business & Law exam
R100 Residential/Small Commercial license
Utah DOPL
Home builders, remodelers and small commercial builders
Homes and multifamily up to four units; commercial up to three stories above ground and 20,000 square feet
E100 General Engineering license
Utah DOPL
Civil and heavy contractors
Fixed works requiring specialized engineering skill, such as bridges, airports, drainage, flood control and foundations
Liability and workers' compensation insurance on file
Insurer, with DOPL as certificate holder; waiver from the Utah Labor Commission
Every licensed contractor
General liability of at least $1,000,000 per incident and $2,000,000 aggregate; workers' comp certificate, or a Labor Commission coverage waiver if there are no employees
Preliminary notice
State Construction Registry (DOPL)
Anyone who wants to keep the right to file a construction lien
Filed within 20 days after first providing work on the property
Notice of construction lien
County recorder
Unpaid contractors, subcontractors and suppliers
Recorded within 180 days after final completion, or within 90 days after a notice of completion is filed
Building permit
Local building official (city or county)
Most new construction, alteration and repair
The contractor's license number must appear on the permit application, contract and bid
How do I check a general contractor in Utah before I sign?
7 checks, in order, using the Utah registers and rules described on this page:
Search DOPL's License Lookup and Verification system for the company name and confirm the license is active in the right classification: B100, R100 or E100.
Match the license number on the bid and contract to the DOPL record. Utah Code 58-55-304 requires the number on all bids, contracts and permit applications.
Check the company's scope against your project. An R100 cannot build commercial work above three stories or over 20,000 square feet.
Ask for certificates showing general liability of at least $1,000,000 per incident and $2,000,000 aggregate, plus workers' compensation coverage or a Labor Commission waiver.
Search DOPL's disciplinary actions and citations database for the company and its qualifier.
On a home, sign a written contract with the licensed contractor and keep proof of every payment, so you can rely on the Residence Lien Restriction and Lien Recovery Fund Act if a subcontractor goes unpaid.
Create a free State Construction Registry account, look up your parcel, and check which subcontractors and suppliers have filed preliminary notices before each payment.
When can construction work be done without a contractor license in Utah?
Utah Code 58-55-305 lists the exemptions, and two of them matter most to owners. Under the small-project exemption, a person may alter, repair, remodel, add to or improve a building without a contractor license if the contracted or agreed value is less than $7,000. That figure includes labor, materials and all changes or additions to the agreed work. On jobs over $3,000, the unlicensed person must file a one-time affirmation with DOPL that they carry public liability insurance and, where it applies, workers' compensation.
The exemption has firm limits. Even under $7,000, plumbing and electrical systems must be worked on by licensed plumbing or electrical contractors. Replacing a component such as a faucet, toilet, outlet or switch may be done by a licensed journeyman. HVAC installation, repair or replacement must be done by a DOPL-licensed HVAC contractor. Radon mitigation and soil depressurization systems, water-based fire protection systems, and gas appliances or combustion systems all need properly licensed or certified installers.
Under the owner-builder exemption, a sole owner may build, for their own noncommercial and nonpublic use, no more than one residential structure per year and no more than three in five years on their own property. They may also build incidental structures such as a shed, carport or detached garage. Anyone else on the job who would normally need a license still needs one, apart from unpaid helpers. Local building officials must notify DOPL when they issue a permit to an owner-builder.
DOPL's FAQ says that "loaning" and "borrowing" a license are both class A misdemeanors. The only legal way to work under someone else's license is as an officer or W-2 employee of the licensed contractor.
How do the State Construction Registry and lien deadlines work in Utah?
Utah runs lien notices through one statewide database, the State Construction Registry (SCR), administered by DOPL under Utah Code Title 38, Chapter 1a. Under 38-1a-501, anyone who wants to claim a construction lien must file a preliminary notice with the registry within 20 days after they first provide work on the property. A late filer can still file, but cannot claim a lien for work provided before the date five days after the notice is filed. A notice filed more than 10 days after a notice of completion has no effect. A party that files no preliminary notice cannot claim a construction lien at all.
When the project is finished, the owner, the original contractor, the lender, the surety or the title company may file a notice of completion. That filing matters because it shortens the lien window. Under 38-1a-502, a notice of construction lien must be recorded with the county recorder within 180 days after final completion of the original contract if no notice of completion is filed. If one is filed, the deadline is 90 days after the notice of completion, and never later than the 180-day limit. The claimant must deliver or certified-mail a copy to the owner within 30 days of filing.
The lien then has to be enforced quickly. Under 38-1a-701, the claimant must file a lawsuit to enforce the lien within 180 days after filing the notice of construction lien and record a notice of pendency with the county recorder. Otherwise the lien is automatically void. A valid lien relates back to the first preliminary notice filed on the project.
On unbonded nonresidential projects with a contract price over $500,000 and a performance period over 120 days, 38-1a-506 requires the owner or original contractor to file a notice of intent to obtain final completion at least 45 days before the notice of completion. Subcontractors then have 20 days to file a balance statement.
How does Utah protect homeowners who paid their general contractor in full?
Utah's Residence Lien Restriction and Lien Recovery Fund Act, Title 38, Chapter 11, protects homeowners from paying twice. Under 38-11-107, a subcontractor or supplier who did not contract directly with the owner cannot keep a lien on an owner-occupied residence, or win a judgment against the owner, if the owner meets two conditions. The owner must have contracted in writing with a licensed or license-exempt original contractor, and must have paid that contractor in full under the contract and any amendments. DOPL's guidance says the protection applies to single-family homes and duplexes. The owner, or the owner's tenant, must occupy the home as a primary or secondary residence within 180 days of completion.
The Act does not stop liens from being filed. It gives the owner a defense. The owner proves eligibility with a DOPL certificate of compliance, supported by the written contract, the contractor's license status and proof of full payment. Owners can apply at any time after the contract is complete, but no later than 30 days after being served with the first summons in a lien foreclosure action. Once the owner certified-mails the certificate, the claimant has 15 days to release the lien.
There is also a small-contract rule. Where the general contract on an owner-occupied residence is $5,000 or less, subcontractors cannot keep a lien on the home whether or not the original contractor was licensed. Homeowners cannot draw money from the Fund itself, which pays qualified subcontractors and suppliers who were left unpaid.
How much retainage can be held on a Utah construction contract?
Utah Code 13-8-5 limits retainage on construction contracts for nonresidential commercial or industrial work. On a mixed-use project, it applies only to the nonresidential share, measured by square footage. Retention may not exceed 5% of any payment, whether withheld by the owner from the original contractor, by the original contractor from a subcontractor, or by one subcontractor from another. Total retention may not exceed 5% of the total construction price.
Retention held by an owner or public agency must sit in an interest-bearing account, separate from other contract funds. It must be released within 45 days of the later of the contractor's billing statement, the certificate of occupancy or final acceptance notice, permitted occupancy without a certificate, or the contractor's acceptance of final pay quantities. The billing statement must include lien releases or waivers.
Once a general contractor receives retention, it must pay each subcontractor's share within 10 days. An owner may hold back more than 5% only to cure a default, or up to twice the value of unfinished work on a substantially complete project, and must explain that withholding in writing within 45 days. Anyone who knowingly and wrongfully withholds retention owes 2% per month on the withheld amount, and no party can be required to waive the statute.
Which building code and snow load rules apply in Utah?
Utah adopts one State Construction Code by statute, not by agency rule. Utah Code 15A-2-103 lists the editions, and Chapters 3 and 4 of Title 15A add statewide and local amendments. House Bill 65 of the 2026 General Session, effective July 1, 2026, moved the International Building, Plumbing, Mechanical, Fuel Gas, Energy Conservation and Existing Building Codes from the 2021 to the 2024 editions. The International Residential Code stayed at the 2021 edition, and the National Electrical Code stays at the 2023 edition.
Snow loads are amended for Utah. For homes, the state's IRC amendments include a table of ground snow loads for selected towns. Salt Lake City is 28 pounds per square foot at 4,239 feet, Provo 31 at 4,541 feet, Ogden 37, Logan 43, Morgan 52 at 5,062 feet and Heber City 60 at 5,604 feet. St. George and Moab are 21. Other locations use the Utah State University snow load study. Morgan's figure is nearly double Salt Lake City's.
Utah's IBC amendments also govern how roof snow is combined with seismic loads. HB 65 raised the flat-roof snow load threshold above which snow must be combined with seismic loads from 30 to 45 pounds per square foot, and revised the elevation-based formula that sets how much snow is included.
Permits and inspections are handled by the local building official, which the code calls the compliance agency. For wildfire areas, Utah currently lets local governments adopt the 2006 Utah Wildland Urban Interface Code as a local amendment. That is scheduled to change on January 1, 2027.
What do Exchange listings show about general contractors in Utah?
Exchange lists 9 general contractors in Utah as of , spread across 6 cities. The largest cluster is Salt Lake City with 3 of the 9 listings. 9 of the 9 listings link to a company website. Across every trade, Exchange holds 38 live listings in Utah, and general contractors is the number 2 trade by listing count there.
General contractors on Exchange in Utah, by city
City
Listings
Salt Lake City
3
Provo
2
Draper
1
Morgan
1
Sandy
1
Springville
1
Source: Exchange directory data, counted from live published listings on . Counts change as firms join or update their listings; the live list below this guide is always current.
What has changed recently, or is about to change, for general contractors in Utah?
Last reviewed against the primary sources listed below. Dates are effective dates unless marked otherwise.
— Scheduled: Under DOPL's current schedule, contractor licenses expire on November 30 of odd-numbered years, so the next expiry is in 2027. Renewal requires six hours of approved continuing education. From January 1, 2027, Utah Code 58-55-108 lets DOPL stagger the two-year license terms by rule.
— Scheduled: HB 40 (2026) restructures the Utah Construction Trades Licensing Act. Contractor licensing moves into a new Part 2, "Contractors," and the qualification rules move to Utah Code 58-55-203: 30 hours of pre-licensure courses, two years of paid experience, insurance and background checks.
— Scheduled: HB 41 (2026) adopts the 2024 International Wildland-Urban Interface Code in Utah Code 15A-2-103, replacing the 2006 Utah Wildland Urban Interface Code.
— In force: HB 65 (2026) updates the State Construction Code to the 2024 IBC, IPC, IMC, IFGC, IECC and IEBC. The 2021 IRC and 2023 NEC remain.
— In force: HB 396 (2026) adds employee reporting and workers' compensation disclosure duties for subcontractors on public construction projects, and requires general contractors and owners to keep documentation for audit.
Where can I verify a license and check the source in Utah?
Every figure and rule on this page can be checked against the primary source. These are the offices that publish them. Confirm current requirements directly before you rely on any of them:
Is a Utah contractor license valid in every city and county?
Yes. Utah Code 58-55-301 makes the DOPL license, together with a business license from the city or county where the contractor has its principal place of business, the only licenses a contractor needs to work anywhere in Utah. Local governments cannot add their own contractor licenses or registrations to qualify a contractor, although state agencies can still run contract prequalification for their own projects.
Can an R100 contractor build a small office or retail building in Utah?
Often, yes. The R100 Residential/Small Commercial license covers commercial construction of no more than three stories above ground and no more than 20,000 square feet, as well as homes and multifamily buildings of up to four units. Anything taller or larger needs a B100 General Contractor. In both cases, plumbing, electrical and mechanical work on commercial jobs must go to licensed specialty contractors.
Does a handyman need a license for a $5,000 bathroom remodel in Utah?
Not a contractor license for the general work, because the job is under Utah's $7,000 small-project exemption. Because it is over $3,000, the handyman must have filed an affirmation with DOPL that they carry liability insurance. Any plumbing or electrical system work still has to be done by licensed plumbing or electrical contractors, and fixture swaps by at least a licensed journeyman.
What does a Utah general contractor need to get licensed?
For B100, R100 or E100, DOPL requires two years (4,000 hours) of paid construction experience, or an approved alternative such as a construction management degree or a Utah PE license. Applicants also need a 25-hour pre-licensure course plus a five-hour business and law course, the Utah Business & Law exam, liability insurance of $1,000,000 per incident and $2,000,000 aggregate, and workers' compensation coverage or a waiver.
Can I see who has a lien claim pending on my Utah project?
Yes. Subcontractors and suppliers must file preliminary notices on the State Construction Registry within 20 days of starting work to keep their lien rights. Owners can create a free account and view everyone who has filed on their project, with contact details. Checking the registry before each draw tells you whose lien waivers to collect from your general contractor.
What happens if my Utah general contractor's qualifier leaves the company?
The license stays with the company, not the qualifier. Both must notify DOPL in writing within 10 days of the qualifier's departure, and the company then has 60 days to name a new qualifier who is an owner, officer or manager with real authority. If it does not, the license is suspended. Check the DOPL record if a contractor tells you its key person has left.
Which ground snow load applies to a new house in Morgan or Heber City?
Utah's amendments to the International Residential Code list 52 pounds per square foot for Morgan at 5,062 feet and 60 for Heber City at 5,604 feet, compared with 28 for Salt Lake City. The table applies at and below each town's listed elevation. Higher sites and unlisted towns use the Utah State University snow load study, so confirm the design load with the local building official.
