State Library
Iowa
Mechanics' liens, recording formalities, future advances, subdivision rules, title premiums and recording taxes in Iowa, in plain English with statute cites. Last researched Oct 2026.
Title in a Minute · www.titleinaminute.com/library/states/iowa · Printed reference copy.
DISCLAIMER: For informational and educational purposes only. Nothing here is legal advice, a title opinion, or a commitment to insure, and no attorney-client relationship is created. No one may rely on this content for any transaction or legal decision. Coverage is governed solely by the terms of an issued policy or commitment, and requirements vary by state and underwriter. Consult your own attorney and underwriter. Views are my own and not those of my employer.
Iowa at a Glance
| Topic | Iowa answer | Where it comes from |
|---|---|---|
| Title insurance | Iowa insurers may not be authorized to write title insurance; Iowa uses abstracts and attorney title opinions | Iowa Code § 515.48(10) |
| State title product | Iowa Title Guaranty, a division of the Iowa Finance Authority, issues title guaranties | Iowa Code §§ 16.90, 16.91 |
| Guaranty prerequisites | Abstract updated and certified by a participating abstractor plus a participating attorney's title opinion | Iowa Code § 16.91(6) |
| Lien registry | Liens and notices are posted to the state Mechanics' Notice and Lien Registry (MNLR) | Iowa Code § 572.8 |
| Notice of commencement | GC or owner-builder posts within 10 days after work starts | Iowa Code § 572.13A |
| Lien timing | Posted within 90 days after last work for full priority; later liens are limited | Iowa Code §§ 572.9, 572.10, 572.11, 572.18 |
| Priority | Superior to later liens; construction mortgages beat liens of claimants who started after the mortgage was recorded | Iowa Code § 572.18 |
| Recording act | Unrecorded instrument invalid against later purchasers for value without notice | Iowa Code § 558.41 |
| Deed transfer tax | $0.80 per $500 over the first $500; declaration of value filed | Iowa Code § 428A.1 |
| Mortgage/indebtedness tax | None found | (no state statute found) |
| Groundwater hazard statement | Filed with the declaration of value | Iowa Code § 558.69 |
| Future advances | Mortgage with the statutory NOTICE and maximum credit is senior even with actual notice of later liens | Iowa Code § 654.12A |
1. Mechanic's Lien Rules
Plain English
Iowa liens live on an online state registry, the Mechanics' Notice and Lien Registry (MNLR). The general contractor (or owner-builder) must post a notice of commencement within 10 days after work starts, and subcontractors post preliminary notices on the registry. A lien is posted to the registry, not recorded at the county. A lien posted within 90 days after the claimant's last work is superior to all later liens, except a construction mortgage beats liens of claimants who started work after that mortgage was recorded. A lien posted after 90 days (allowed up to 2 years and 90 days) reaches only what the owner still owes and loses to good-faith buyers and lenders without notice. Suit must be filed within 2 years after the 90-day period runs.
Key Rules
Posting (Iowa Code § 572.8). Liens posted to the MNLR; limited to the county or counties identified at posting.
Notice of commencement (Iowa Code § 572.13A). Within 10 days after starting; required before preliminary notices.
Time (Iowa Code §§ 572.9, 572.10, 572.11). 90 days for full rights; up to 2 years and 90 days with limited rights (enforceable only to the balance the owner still owes).
Priority (Iowa Code § 572.18). A lien posted within 90 days, with the required notices posted, is superior to all other liens except those of record before the claimant's work began; construction mortgages recorded before a claimant started work come first; good-faith purchasers and lenders without notice beat liens posted after 90 days.
Enforcement (Iowa Code § 572.27). Within 2 years after the 90-day period.
Practice Points
- Search the MNLR on every deal; county records won't show these liens.
- Construction loans: record before work starts so the mortgage beats later claimants.
- Get lien waivers and an owner's affidavit covering the last 90 days.
Citations
- Iowa Code § 572.8 (posting to the registry): https://www.legis.iowa.gov/docs/code/572.8.pdf
- Iowa Code § 572.13A (notice of commencement): https://www.legis.iowa.gov/docs/code/572.13A.pdf
- Iowa Code § 572.18 (priority): https://www.legis.iowa.gov/docs/code/572.18.pdf
- Iowa Code § 572.27 (limitation): https://www.legis.iowa.gov/docs/code/572.27.pdf
- Iowa Code §§ 572.9, 572.11 (late-posted liens): https://www.legis.iowa.gov/docs/code/572.11.pdf
- Iowa Code § 572.13B (preliminary notice): https://www.legis.iowa.gov/docs/code/572.13B.pdf
2. Execution and Notarization Requirements for Recording
Plain English
An Iowa instrument affecting real estate is invalid against later purchasers for value without notice unless it is recorded in the county where the land is. The transfer tax is $0.80 per $500 of consideration above the first $500, and a declaration of value goes with each deed. A groundwater hazard statement must be filed with the declaration, disclosing known wells, private burial sites, solid waste disposal sites, underground storage tanks, and hazardous waste on the property. Iowa authorizes remote notarization for remotely located individuals (Iowa Code § 9B.14A).
Key Rules
- Recording act (Iowa Code § 558.41). Invalid against later purchasers for value without notice unless recorded.
- Transfer tax (Iowa Code § 428A.1). $0.80 per $500 over $500; declaration of value.
- Groundwater hazard statement (Iowa Code § 558.69). With the declaration of value, signed by a seller; the seller gives the buyer a copy. It also covers private sewage disposal systems. Exceptions are in § 558.69(8).
- Remote notarization (Iowa Code § 9B.14A). A notary located in Iowa may use communication technology for a remotely located individual, with personal knowledge, a credible witness, or at least two types of identity proofing, and must make an audio-visual recording.
Practice Points
- Collect the groundwater hazard statement with every deed.
- Compute the transfer tax after subtracting the first $500.
- Check remote notarization compliance on remotely signed documents.
Citations
- Iowa Code § 558.41 (recording): https://www.legis.iowa.gov/docs/code/558.41.pdf
- Iowa Code § 428A.1 (transfer tax): https://www.legis.iowa.gov/docs/code/428A.1.pdf
- Iowa Code § 558.69 (groundwater hazard statement): https://www.legis.iowa.gov/docs/code/558.69.pdf
- Iowa Code § 9B.14A (remote notarization): https://www.legis.iowa.gov/docs/code/9B.14A.pdf
3. Securing Future Advances
Plain English
An Iowa mortgage that contains the statutory NOTICE ("This mortgage secures credit in the amount of ...") and identifies the maximum credit is senior, for loans and advances up to that amount plus interest, to later recorded mortgages and liens, even if the lender knows about them. Paying the balance to zero doesn't extinguish the mortgage while credit is still available. The priority stops for advances made after the lender receives notice of a foreclosure or enforcement action on a later lien, and it is subject to the mechanic's lien priority rule in § 572.18.
Key Rules
- Statutory notice (Iowa Code § 654.12A(1)). Exact notice language and maximum credit.
- Zero balance (Iowa Code § 654.12A(1)). Mortgage survives while credit is available.
- Limit (Iowa Code § 654.12A(2)). No priority for advances after notice of foreclosure on a later lien.
Practice Points
- Check for the NOTICE language in any credit-line mortgage.
- Junior liens: a foreclosure notice cuts off later advances' priority.
- HELOC payoffs: get a release, since zero balance doesn't end the mortgage.
Citations
- Iowa Code § 654.12A (priority of advances): https://www.legis.iowa.gov/docs/code/654.12A.pdf
4. Subdivision Statutes and Regulations
Plain English
Iowa subdivision plats are governed by Iowa Code chapter 354. A subdivision plat is required when a tract is divided, by repeated or simultaneous divisions, into three or more parcels, any of which is described by metes and bounds with no recorded plat of survey. The city or county with jurisdiction must review and approve the plat before recording.
Key Rules
- When a plat is required (Iowa Code § 354.6). Three or more parcels as described above; not required for conveyances to a governmental agency for public improvements.
- Approval (Iowa Code § 354.8). Review and approval by the governing body before recording; decision within 60 days of application for final approval.
- Recording (Iowa Code § 354.11). The recorder may not accept a subdivision plat without the required attachments, including the proprietors' and lienholders' consent statements.
Practice Points
- New lot? Confirm the recorded plat and approvals.
- Easements: watch for deed errors (Fink v. Lawson, No. 23-1845 (Iowa Jan. 9, 2026)) and implied easement claims (Lutze v. Seitz, No. 25-0250 (Iowa Ct. App. Feb. 11, 2026)).
- Read plat notes.
Citations
- Iowa Code chapter 354: https://www.legis.iowa.gov/docs/code/354.pdf
- Iowa Code § 354.6 (subdivision plats): https://www.legis.iowa.gov/docs/code/354.6.pdf
- Iowa Code § 354.8 (review and approval): https://www.legis.iowa.gov/docs/code/354.8.pdf
6. Recording Taxes & Fees on Deeds and Mortgages
Plain English
Iowa's real estate transfer tax is 80 cents per $500 of price, after the first $500. A declaration of value is filed with the deed. Iowa has no mortgage tax.
Key Rules
(a) Deed transfer, conveyance or excise tax
- Rate. $0.80 per $500 or fraction, after the first $500 (§ 428A.1).
- Declaration of value, signed by a seller or buyer or their agent, is filed with the deed (§ 428A.1(2)). Exemptions are in § 428A.2.
(b) Mortgage, indebtedness or intangible tax
- None found. No Iowa statute imposing a mortgage, indebtedness or intangible tax was found, so future advances, credit lines, refinances and modifications carry only recording fees.
(c) Other recording taxes and fees
- Recording fees (§ 331.604): $5 per page or fraction, plus $1 per transaction for records management and $1 per transaction for the county land record information system.
- Groundwater hazard statement goes with each declaration of value unless an exception in § 558.69(8) applies.
Practice Points
- Worked example. A $400,000 sale: $639.20.
- No mortgage tax on loans.
Citations
- Iowa Code §§ 428A.1, 428A.2 (transfer tax): https://www.legis.iowa.gov/docs/code/428A.1.pdf
- Iowa Code § 331.604 (recording fees): https://www.legis.iowa.gov/docs/code/331.604.pdf
- Iowa Code § 558.69 (groundwater hazard statement): https://www.legis.iowa.gov/docs/code/558.69.pdf