Perfection of a security interest in fixtures requires which filings, and what must the description reference?

• A. File only a UCC-1 filing.
• B. File only a fixture filing in real property records.
• C. No filing is required for fixtures if mention in security agreement.
• D. File both a UCC-1 filing and a fixture filing in real property records; the description must reference the real property to which the fixtures attach.

Answer: (C)

The main idea here is that perfection can be achieved through the way the security interest is tied to real property. If the security agreement explicitly covers fixtures and identifies the real property to which those fixtures attach, perfection can occur through the real property security instrument (like a mortgage or deed of trust) that is recorded in the appropriate real estate records. In that scenario, no separate filing under the UCC-1 or a fixture filing in the real property records is required. The real-property instrument itself ensures the lien on the fixtures is perfected because it directly references the real property and the fixtures associated with it.

So the best approach is to rely on the security instrument that covers the real property and mentions the fixtures, rather than pursuing separate personal-property filings. The other filing-focused options assume perfection through UCC-1 or a separate fixture filing, which isn’t necessary when the real-property instrument already secures and perfects the fixtures by reference to the specific real property.