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Lien waiver template and guide.
A lien waiver is a document that gives up lien rights in exchange for payment. Learn the four types, when to use each, and what a waiver should say. Always check your state's required form.
- Four waiver types explained
- Conditional and unconditional
- State form warning
A mechanics lien lets a contractor or supplier claim an interest in a property when they are not paid. A lien waiver is the paper that releases that right, either for a progress payment or for the final payment. Several states, including California, Texas, and Florida, publish statutory waiver forms or require specific wording, so a generic template may not be valid there. Use the outline below to understand the pieces, then use your state's official form or have an attorney review it. This is general information, not legal advice.
The template
Lien Waiver Guide and Template
Select the text and copy it, or use it as a checklist while you build your own.
The four types of lien waiver
- •Conditional waiver on progress payment: effective only once the stated payment is actually received
- •Unconditional waiver on progress payment: effective immediately, whether or not payment cleared
- •Conditional waiver on final payment: releases all rights once the final payment is received
- •Unconditional waiver on final payment: releases all rights immediately
What a waiver should identify
- •Name of the person or company giving up lien rights
- •Property owner and the property address or legal description
- •Name of the general contractor or customer, and the project
- •Payment amount and the period or through date the waiver covers
Signature and notice
- •Signature, printed name, title, and date of the party releasing the lien rights
- •Notarization where your state requires it
- •Any statutory warning language your state mandates
How to use lien waivers safely
Prefer conditional until you are paid
A conditional waiver only takes effect when the payment arrives. Do not sign an unconditional waiver before the funds have cleared.
Match the amount and the period
The waiver should cover only what has been paid to date. Do not sign a final waiver for a progress payment.
Use your state's official form
Where a statutory form exists, a custom document may be invalid. Check your state's requirements before you use any template.
Collect waivers from subs and suppliers
As a general contractor, ask your subcontractors and suppliers for waivers with each payment so no one can lien the property later.
Keep signed copies with the job file
Store each signed waiver with the invoice it relates to, in case of a later dispute.
FAQ
Lien waiver template FAQ
What is a lien waiver?
A lien waiver is a document in which a contractor, subcontractor, or supplier gives up their right to file a mechanics lien against a property, usually in exchange for a payment.
What is the difference between conditional and unconditional?
A conditional waiver takes effect only when the payment is received. An unconditional waiver takes effect the moment it is signed, even if the payment has not cleared.
Do I have to give a lien waiver to get paid?
Many owners and lenders require one with each payment. Give a conditional waiver in exchange for payment and an unconditional one after the funds clear.
Can I use a generic lien waiver form?
Only if your state does not require a specific form. Several states publish statutory forms, and using a different one may not release the right. Check your state's rules or ask an attorney.
Where should I keep signed lien waivers?
With the job and the invoice they relate to. Renovate lets you attach signed PDFs to a job and its invoices so they are easy to find later. From $29.99 a month.
Stop rebuilding this document on every job.
Renovate builds your lien waivers from reusable templates, keeps the numbers tied to the contract, and lets clients approve online. From $29.99 a month.