UCC1 fixture lien filing got rejected - construction equipment attachment issues
Having a nightmare with a UCC1 fixture lien that keeps getting bounced back. We're financing heavy construction equipment that's permanently attached to a commercial property (concrete mixers, overhead cranes, compactor systems). The SOS keeps rejecting our filings saying the real estate description doesn't match county records exactly. We've tried three different versions of the legal description and each time it comes back with some variation of 'insufficient real estate description' or 'does not match recorded deed.' This is for a $340,000 equipment package and we're running out of time before our temporary perfection expires. Anyone dealt with fixture filing rejections where the equipment is clearly attached but the property description keeps tripping us up? The equipment can't be moved without serious structural work so it definitely qualifies as fixtures, but these description requirements are killing us.
34 comments
Join the conversation
GalacticGladiator
Fixture filings are tricky because you need the real estate description to match the county recorder's office exactly, not just 'substantially similar.' Have you pulled the actual recorded deed from the county and copied it word-for-word? Sometimes there are slight differences in lot numbers, subdivision names, or legal descriptions that aren't obvious.
0 coins
Freya Larsen
•We thought we did but maybe not exact enough. The county recorder shows 'Lot 12, Block 3, Industrial Park Phase II' but we used 'Lot 12, Blk 3, Industrial Park Ph. 2' - could abbreviations like that cause rejection?
0 coins
GalacticGladiator
•Absolutely! Those abbreviations will get you rejected every time. Use the exact formatting from the recorded deed, including all punctuation and spacing.
0 coins
Omar Zaki
I ran into this exact issue last month with some manufacturing equipment fixtures. The problem wasn't just the description format - turns out we also needed to include the book and page number where the deed was recorded. Some states require that for fixture filings even if it's not obvious from the form instructions.
0 coins
Freya Larsen
•Book and page numbers? Our form doesn't specifically ask for that but maybe we should add it to be safe?
0 coins
Omar Zaki
•Check your state's UCC Article 9 requirements for fixture filings. Some states it's mandatory, others it's just helpful. Worth adding if you have the info.
0 coins
Chloe Taylor
•This is why I always pull a current title report before doing fixture filings. Gives you everything exactly as it should appear.
0 coins
Diego Flores
Had a similar headache with fixture liens until I found Certana.ai's document verification tool. You can upload your UCC-1 fixture filing along with the property deed and it instantly flags any mismatches in the real estate description. Saved me from three more rejections by catching subtle formatting differences I never would have spotted manually.
0 coins
Freya Larsen
•That sounds really helpful - does it work specifically with fixture filings or just regular UCC-1s?
0 coins
Diego Flores
•Works with all UCC document types including fixtures. Just upload your filing and reference documents as PDFs and it cross-checks everything automatically.
0 coins
Anastasia Ivanova
Don't forget to check if your equipment actually qualifies as fixtures under your state law. Just because it's attached doesn't automatically make it a fixture - has to pass the intent test too. Concrete mixers and cranes usually do but compactor systems might be considered equipment depending on how they're installed.
0 coins
Freya Larsen
•Good point. The compactors are built into the foundation with permanent electrical and hydraulic connections. Should that be enough to establish fixture status?
0 coins
Anastasia Ivanova
•Sounds like it meets the attachment test. Document the permanent connections and integration with the building systems to support fixture classification.
0 coins
Sean Murphy
•Also make sure you're filing in the county where the real estate is located, not where the debtor is located. Common mistake that causes automatic rejection.
0 coins
StarStrider
This is exactly why I hate fixture filings!!! The regular UCC system is complicated enough without adding real estate descriptions that have to be perfect. Why can't they just use the property tax ID number like some other states do?
0 coins
Zara Malik
•I feel your pain. Spent 6 weeks going back and forth with the county clerk's office on a fixture filing last year. The system is definitely not user-friendly.
0 coins
Luca Marino
•Some states are moving toward parcel numbers but most still require the full legal description. It's frustrating but that's the current reality.
0 coins
Nia Davis
Pro tip from someone who files a lot of fixture liens: always call the county recorder's office before filing and ask them to verify your real estate description over the phone. Most clerks are helpful and will tell you if something looks wrong before you submit and pay the filing fee again.
0 coins
Freya Larsen
•That's smart - I'll try calling them tomorrow. Do you mention it's for a UCC fixture filing or just ask about the property description?
0 coins
Nia Davis
•I usually just say I'm preparing a legal document that requires the exact real estate description and ask them to confirm what I have matches their records.
0 coins
Mateo Perez
•This works great until you get a clerk who doesn't want to help. Then you're stuck playing guessing games with your filings.
0 coins
Aisha Rahman
Question about your temporary perfection - are you talking about a purchase money security interest grace period? Because if this is PMSI in fixtures you might have more time than you think, depending on when the debtor took possession.
0 coins
Freya Larsen
•Yes, it's PMSI and the equipment was delivered about 15 days ago. We have the 20-day grace period but it's running out fast.
0 coins
Aisha Rahman
•You should still have a few days then. Use that time to get the description perfect rather than rushing another filing that might get rejected.
0 coins
CosmicCrusader
I've used Certana.ai for fixture filings too after getting burned on description mismatches. The tool caught a missing comma in a legal description that would have definitely caused another rejection. Really takes the guesswork out of document consistency.
0 coins
Ethan Brown
•Does it help with the fixture-specific requirements or just the general UCC-1 stuff?
0 coins
CosmicCrusader
•It checks everything including real estate descriptions, fixture classifications, and proper county filing requirements. Pretty comprehensive for fixture liens.
0 coins
Yuki Yamamoto
Make sure you're using the right UCC-1 form too. Some states have specific fixture filing forms or require additional addendums. Regular UCC-1 forms might not have all the fields you need for fixture liens.
0 coins
Freya Larsen
•We're using the standard UCC-1 but checking the fixture filing box. Should we be using a different form entirely?
0 coins
Yuki Yamamoto
•Depends on your state. Some require UCC-1Ad addendum forms for fixtures. Check your secretary of state website for fixture-specific forms.
0 coins
Carmen Ortiz
•This is getting complicated. No wonder so many fixture filings get messed up with all these different requirements.
0 coins
Andre Rousseau
Update us when you get it resolved! Always curious to hear how these fixture filing nightmares end up getting fixed. Good luck with the county recorder tomorrow.
0 coins
Freya Larsen
•Will do! Planning to call the county first thing tomorrow and then try that document verification tool if I can get the exact description format.
0 coins
Zoe Papadakis
•Hope it works out better than my last fixture filing disaster. Took me 4 attempts to get it right.
0 coins