Generate State-Compliant Lien Waivers in 60 Seconds
Lien waivers. That's all we do.
Generate. Send. Sign. Track.
Lien waiver management for GCs and subs.
Form generation, e-signature, request waivers and automatic storage.
The right statutory language for your state, every time.
No credit card required
Trusted by contractors, GCs, and property owners in all 50 states and DC
How It Works
Select Your State
Choose your state from the dropdown. We'll load the right form — statutory where required, custom-drafted where it's not.
Fill in the Details
Enter the project info, payment amount, and parties. Takes about 60 seconds. No account required for one-time purchases.
Download Your PDF
Preview your lien waiver for free (watermarked). Download the clean PDF for $5, or get unlimited downloads for $19/mo.
What Is a Lien Waiver?
A lien waiver is a document used in construction where a contractor, subcontractor (sub), or supplier gives up their right to file a mechanics lien against a property — typically in exchange for payment.
If you're a sub, you've probably signed hundreds of these. A general contractor (GC) collects them from everyone on the job to prove to the owner that subs and suppliers have been paid. Without signed waivers, the GC doesn't get paid, the owner's title stays clouded, and the whole payment chain stalls.
Here's the problem: lien waiver requirements vary dramatically by state. Twelve states mandate specific statutory form language — use the wrong form in California and it's legally void. Other states allow custom forms but have strict rules about when you can sign and what you can waive. A waiver that works in Texas won't work in Florida, and a generic template downloaded from the internet could leave you exposed.
That's what LienWaiver.pro solves. You pick your state, we generate the right form with the correct statutory language (where required), the right fields, and the right legal notices. You fill it in and download the PDF. No account needed, no law degree required.
The 4 Types of Lien Waivers
Most states use four lien waiver types, organized along two axes: conditional vs. unconditional and progress vs. final. Here's what that means in practice.
Conditional vs. Unconditional
- Conditional — the waiver only takes effect once payment clears the bank. If the check bounces, your lien rights are preserved. This is your safety net.
- Unconditional — the waiver takes effect immediately when you sign it, whether or not you've actually been paid. Sign this one only after the money has cleared.
Progress vs. Final
- Progress (also called partial) — covers work through a specific date. Used with each draw during the project. Retainage is typically excluded.
- Final — covers ALL work on the project. Used at closeout when you're collecting your last payment and retainage. No carve-outs.
The 4 Types at a Glance
Conditional — payment hasn't cleared yet
Conditional Progress
Sign when submitting a pay app. Lien rights preserved until the check clears.
Conditional Final
Sign when requesting final payment. Covers the entire project, conditioned on payment.
Unconditional — payment has cleared
Unconditional Progress
Sign ONLY after the draw has cleared your bank. Effective immediately.
Unconditional Final
Sign ONLY after all payments including retainage have cleared. No undo.
Which one do you need? If you haven't been paid yet, use conditional. If the check has cleared, use unconditional. Mid-project draw? Progress. Final payment? Final. When in doubt, conditional is always the safer choice.
Lien Waiver Forms for All 50 States + DC
Select the state where the project is located — lien waivers are governed by the property's state, not the contractor's home state. States marked with an asterisk (*) require mandatory statutory form language.
* = mandatory statutory form language required.
Note: Florida provides safe harbor waiver forms that are strongly recommended but not strictly mandatory. Florida also uses 2 waiver types (progress and final), not 4. The conditional/unconditional distinction is handled differently under Florida law. See the Florida lien waiver page for details.
How much time are you losing on lien waivers?
Most office managers spend 30–45 minutes per waiver on finding templates, chasing signatures, and filing paperwork. See what that costs you.
| Workflow step | Manual | LienWaiver.pro |
|---|---|---|
| Find the right template | 5–15 min | Auto |
| Fill out the form | 5–10 min | 60 sec |
| Send for signature | 3–5 min | 30 sec |
| Follow up with subs | 10–30 min | Auto-reminders |
| Verify signed waiver | 3–10 min | Pre-validated |
| File and organize | 3–5 min | Auto-stored |
| Record in QuickBooks | 3–5 min | Auto-synced |
| Total per waiver | 35 min | ~2 min |
11.0 hrs
132 hrs/year
$385
$4,620/year
8x
vs $49/mo Pro plan
At 20 waivers/month, LienWaiver.pro pays for itself after 3 waivers.
That's just the time and money. Having every waiver organized, searchable, and accessible when you need it? Priceless.
Pricing
No hidden fees. Pay per waiver or go unlimited.
One-Time
- 3 free waivers on signup
- Free watermarked preview
- 1 clean PDF download
- All 50 states, all waiver types
Sign up free and get 3 waivers on us — no credit card required. $5 per waiver after that.
Get Started FreeUnlimited
- Unlimited PDF downloads
- All 50 states, all waiver types
- E-sign & email waivers
- Saved projects & history
- Company profile auto-fill
- Team members (up to 2)
Best for bookkeepers, office managers, and teams processing multiple waivers per week.
Pro
30-day free trial — no card required
- Everything in Unlimited
- Send & Sign requests
- Waiver inbox (email & upload)
- AI compliance audit
- Request tracking dashboard
- Automated reminders
- Subcontractor contacts
- CSV import (vendors & projects)
- Team members (up to 10)
Best for GCs, project managers, and construction firms managing waivers across multiple subcontractors.
Enterprise
30-day free trial — no card required
- Everything in Pro
- QuickBooks Online integration
- Auto-sync vendors & bills
- Bill payment → waiver prompts
- Signed PDF write-back to QBO
- Project mapping
- Real-time sync with QBO
- Team members (up to 50)
Best for construction firms using QuickBooks Online who want automated waiver tracking tied to their accounting workflow.
Compare that to construction document management platforms that charge $109–$599/mo and bury lien waivers inside a larger product you don't need. If all you need is a compliant waiver form, you shouldn't have to pay for project management features you'll never touch.
Not sure which plan fits? Email us at hello@lienwaiver.pro — we'll help you figure it out.