Lien waiver template — 42 copy-paste waivers, clauses and messages
A lien waiver is how a contractor, sub or supplier proves a payment reached them, and how an owner makes sure no one can put a lien on the property for money that was already paid. This page explains the four types (conditional and unconditional, progress and final), which states require their own forms, and the mistakes that cost contractors money, then gives you 42 copy-paste blocks: sample waivers, subcontractor and supplier waivers, a joint check agreement, exception and retainage lines, a waiver log, draw checklists, homeowner checklists, and messages for requesting and sending waivers.
Samples only, not legal advice. Lien law is state law: several states require their own statutory waiver forms; use them where they apply.
A lien waiver (also called a lien release or waiver of lien) is a short document in which a contractor, subcontractor or supplier gives up its right to file a mechanic’s lien on a property, for a specific payment or for the whole job. In return, the person paying gets proof that the people who worked on the property can’t come back later and claim it for money that was already paid.
Why it matters for small businesses: in most states, a subcontractor or supplier who isn’t paid by the general contractor can file a lien against the owner’s property, even though the owner paid the contractor. Waivers are how owners, lenders and contractors make sure each payment actually reaches everyone down the line. If you are the one being paid, a well-written waiver protects you too: it gives up rights only for the money you actually received.
This page is not legal advice. Lien law is state law, and deadlines and forms differ a lot. Use these samples to understand the documents and to write cover messages; in states with statutory forms, use the official form.
The four types: conditional, unconditional, progress, final
Conditional waiver on progress payment. Gives up lien rights for work through a date, only once the payment is received and any check clears. Safe to sign and send with your invoice.
Unconditional waiver on progress payment. Gives up those rights the moment it’s signed. Sign it only after the money is in your account. It is usually requested for the previous payment.
Conditional waiver on final payment. Gives up all lien rights on the job once the final payment (including retainage) clears.
Unconditional waiver on final payment. The last document on the job, signed after final payment clears. Once signed, there is no lien right left, even if a check bounces later.
The usual rhythm: each month, send a conditional waiver for this payment and an unconditional waiver for last month’s payment that has now cleared. At the end, conditional final with the last invoice, then unconditional final once it clears.
States with required lien waiver forms
Several states set out the exact wording for lien waivers, and in some of them a waiver that doesn’t follow the statutory form is not enforceable. States with required or recommended statutory forms include Arizona, California, Florida, Georgia, Massachusetts, Michigan, Mississippi, Missouri, Nevada, Texas, Utah and Wyoming. Texas and Georgia changed their forms in recent years (Texas for waivers signed from January 1, 2022; Georgia from January 1, 2021), so old templates from those states may be out of date.
In those states, download the current form from the state statute, your state contractor association or your title company and fill it in without changing the wording. In other states, a clear custom waiver like the ones below is common, but your customer, lender or title company may still insist on their own form. A few states and many lenders require waivers to be notarized.
Lien deadlines are separate from waivers: preliminary notice and lien filing deadlines can be as short as 20–90 days from first or last work. If you might ever need to file a lien, learn your state’s deadlines at the start of the job, not at the end.
Mistakes to avoid
Signing an unconditional waiver before you’re paid. If the payment never comes, you’ve given up your strongest way to collect.
Leaving the exceptions line blank. A waiver with no exceptions can be read as releasing retainage, unpaid change orders and disputed extras too.
No through date. A progress waiver should cover work through a date. Without one, it may be argued to cover work you haven’t been paid for yet.
Editing a statutory form. In states with required forms, changing the wording can make the waiver invalid or unenforceable.
Owners paying without waivers from subs and suppliers who sent preliminary notices, and then facing a lien from someone they’ve never met.
Mixing up a lien waiver and a lien release. A waiver gives up the right to file; a release removes a lien that was already recorded.
A worked example
A painting subcontractor is doing a $9,200 exterior job for a general contractor, with monthly payments and 10% retainage. On November 30 she sends pay application #2 for $4,600 of work, minus $460 retainage, so $4,140 is due. With it she sends a conditional progress waiver for $4,140 through November 30 that lists the $460 retainage and an unpaid $380 change order as exceptions.
The GC pays by check on December 4. On December 9, once the check has cleared, she sends the unconditional progress waiver for that payment. In January, after the final walkthrough, she sends a conditional final waiver with her last invoice, which includes the retainage and the change order. When that payment clears, she signs the unconditional final waiver. At no point did she give up a right she hadn’t been paid for, and the GC had a clean paper trail for the owner and the lender.
Lien waiver templates to copy
Four basic waivers plus the versions subcontractors and suppliers are asked for. Use them only where your state has no required form (see the state rules section). Brackets are examples.
Conditional waiver and release on progress payment
The safe default for every progress payment: it only takes effect once you are actually paid.
CONDITIONAL WAIVER AND RELEASE ON PROGRESS PAYMENT
Project: [Patel hall bathroom remodel], [9 Cedar Ct, Springfield, County of ___]
Owner: [Sam & Alex Patel]
Customer (who pays you): [Sam & Alex Patel / Northline Builders]
Claimant (you): [Fresh Coat Painting LLC]
Through date: [November 30, 2026]
Payment amount: $[4,600.00]
This waiver and release is conditioned on the claimant actually receiving payment of the amount above. Upon receipt of that payment (and, if paid by check, once the check has cleared the bank it is drawn on), the claimant waives and releases any lien, stop-payment notice and payment bond rights for labor, services, equipment and materials furnished to the project through the through date.
This release does not cover: retainage; extras or change orders not yet paid; work furnished after the through date; or disputed claims listed here: [none].
Claimant: ______________________ Title: __________ Date: ________
Unconditional waiver and release on progress payment
Sign only after the money is in your account. It takes effect when signed, even if a check later bounces.
UNCONDITIONAL WAIVER AND RELEASE ON PROGRESS PAYMENT
NOTICE: This document waives the claimant’s lien and payment rights unconditionally and is effective on signing. Do not sign it unless you have been paid.
Project: [address]
Owner: [name]
Customer: [name]
Claimant: [your business]
Through date: [November 30, 2026]
The claimant has received progress payment of $[4,600.00] and waives and releases any lien, stop-payment notice and payment bond rights for labor, services, equipment and materials furnished to the project through the through date.
This release does not cover retainage, unpaid change orders, work after the through date, or these disputed claims: [none].
Claimant: ______________________ Date: ________
Conditional waiver and release on final payment
Send with your final invoice.
CONDITIONAL WAIVER AND RELEASE ON FINAL PAYMENT
Project: [address] · Owner: [name] · Customer: [name] · Claimant: [your business]
Final payment amount: $[2,300.00] (including retainage of $[1,840.00])
Upon receipt of final payment in the amount above (and once any check has cleared), the claimant waives and releases all lien, stop-payment notice and payment bond rights for all labor, services, equipment and materials furnished to the project, except for these disputed claims: [none].
Claimant: ______________________ Date: ________
Unconditional waiver and release on final payment
The last document on the job. Only after final funds have cleared.
UNCONDITIONAL WAIVER AND RELEASE ON FINAL PAYMENT
NOTICE: This waives all of the claimant’s lien and payment rights on this project and takes effect on signing. Sign it only after final payment has been received and cleared.
Project: [address] · Owner: [name] · Customer: [name] · Claimant: [your business]
The claimant has been paid in full for all labor, services, equipment and materials furnished to the project and waives and releases all lien, stop-payment notice and payment bond rights on it, except for these disputed claims: [none].
Claimant: ______________________ Date: ________
Short partial waiver and receipt for a small residential job
For a one-trade homeowner job in a state with no required form.
RECEIPT AND PARTIAL LIEN WAIVER
[Business name] received $[1,500.00] from [Jordan Lee] on [Nov 20, 2026] by [check #1042 / card / ACH] as the second of three payments for [exterior painting at 22 Birch Lane].
Once this payment has cleared, [Business name] waives lien rights for work and materials supplied through [Nov 20, 2026], up to the amount received. Remaining balance under the contract: $[1,800.00].
Signed: ______________ Date: ______
Subcontractor progress waiver to the general contractor
What a GC usually needs from each sub before releasing a draw.
SUBCONTRACTOR CONDITIONAL PARTIAL WAIVER
Subcontractor: [Bright Electric LLC]
General contractor: [Northline Builders]
Project / owner: [Patel remodel, 9 Cedar Ct] / [Sam & Alex Patel]
Pay application #: [3] · Period through: [Nov 30, 2026]
Amount of this payment: $[3,250.00] · Retainage held to date: $[650.00]
Upon receipt and clearing of the payment above, the subcontractor waives lien and payment bond rights for work through the period date, except retainage, unpaid change orders [CO #2, $480, approved Nov 18], and work after that date. The subcontractor confirms it has paid, or will pay from these funds, its own workers, suppliers and lower-tier subcontractors for the work covered.
Signed: ______________ Title: ______ Date: ______
Supplier or material vendor waiver
For lumber yards, tile shops and equipment rentals that sent a preliminary notice.
SUPPLIER CONDITIONAL WAIVER
Supplier: [Valley Tile & Stone]
Purchaser: [Northline Builders]
Project: [9 Cedar Ct]
Invoices covered: [#88213, #88290] · Amount: $[2,140.00]
Upon receipt and clearing of payment of the amount above, the supplier waives lien rights for the materials on the listed invoices delivered to the project. Not covered: invoices not listed, and materials delivered after [date].
Signed: ______________ Date: ______
Joint check agreement
When the customer pays you and your supplier together so everyone knows the supplier is paid.
JOINT CHECK AGREEMENT
Payer: [Northline Builders] · Payee 1: [Fresh Coat Painting] · Payee 2: [Coastal Paint Supply]
Project: [9 Cedar Ct]
The payer will issue checks for [paint materials for this project] payable jointly to Payee 1 and Payee 2, up to $[3,000]. Payee 1 will endorse each check to Payee 2 promptly. Payee 2 will credit each payment to Payee 1’s account for this project and provide a conditional waiver for each amount.
Signed (all three parties): ______________ ______________ ______________ Date: ______
Lines and clauses you can drop into a waiver
Use these where the form leaves room, or to explain your waiver in a cover email.
Exceptions line (what the waiver does not cover)
The most important line. Never leave it blank.
This waiver does not cover: retainage of $[X]; change orders [#2 and #4] not yet paid; extra work after the through date; and the disputed claim for [standby time on Nov 12, $380].
Through date line
Ties the waiver to a period of work, not the whole job.
This release covers labor, services, equipment and materials furnished through [November 30, 2026] only.
Payment details line
Identifies the exact payment the waiver is for.
Payment: $[4,600.00] by [check #2219 from First Valley Bank / ACH ref. 000123], dated [Dec 4, 2026], for pay application #[3].
Retainage line
Keeps your right to the held-back money.
Retainage withheld to date ($[1,840.00]) is not waived and remains due under the contract on [final completion / acceptance].
Check-must-clear line
For conditional waivers paid by check.
If payment is made by check, this waiver takes effect only when the check has been paid by the bank on which it is drawn.
Property description block
Enough to identify the property without a legal description.
Property: [9 Cedar Ct, Springfield, State 00000], Parcel/APN [000-000-00] (if known), County of [___]. Owner of record: [Sam & Alex Patel].
Signature and notary block
Only add a notary block if your state or the customer requires one.
Claimant: [Business name]
By: ______________________ (signature)
Name / title: [Alex Rivera, Owner]
Date: ____________
[If required] State of ______, County of ______. Signed before me on ______ by ______. Notary: ______________ My commission expires: ______
Lower-tier payment statement
Customers often ask subs to confirm their own people are paid.
The undersigned states that all of its laborers, suppliers and subcontractors for work covered by this waiver have been paid in full, or will be paid from this payment within [5] business days, except: [none].
Lien waivers for common situations
How the forms are used on real jobs, with what to send.
Homeowner remodel: final payment package
What a homeowner should receive before the last payment.
FINAL PAYMENT PACKAGE: [Patel remodel]
1. Final invoice with change order summary (contract $[18,400] + COs $[1,800] = $[20,200]; paid $[17,860]; due $[2,340])
2. Conditional waiver on final payment from [Northline Builders]
3. Unconditional progress waivers from subs paid so far: [electrician, tile setter]
4. Conditional final waivers from subs and suppliers being paid from this payment: [plumber, Valley Tile]
5. Final inspection sign-off / permit card
After the payment clears: unconditional final waiver from the contractor and each sub.
Construction loan draw: waiver checklist for the lender or title company
Lenders often won’t release a draw without these.
DRAW #[3] CHECKLIST — [lender / title company]
☐ Pay application with schedule of values and % complete
☐ Inspection report from the lender’s inspector
☐ Conditional progress waiver from the GC for this draw
☐ Unconditional progress waivers from the GC and subs for the previous draw
☐ Change order log with signed COs
☐ Updated insurance certificate if expired
Waiver tracking log for a job
So you never release money without the matching paper.
WAIVER LOG — [Project]
Party | Type | Through date | Amount | Received cond.? | Paid on | Received uncond.?
Bright Electric | Progress | Nov 30 | $3,250 | Yes, Dec 1 | Dec 4 | Yes, Dec 9
Valley Tile | Supplier | Nov 30 | $2,140 | Yes, Dec 1 | Dec 4 | Pending
Northline (GC) | Progress | Nov 30 | $9,800 | Yes, Dec 1 | Dec 4 | Yes, Dec 10
Waiver for a change order payment
When a client pays a change order separately.
This conditional waiver covers payment of $[640.00] for change order #[3] ([subfloor replacement], approved [Jan 12, 2027]) only. It does not affect any other amounts under the contract.
Final retainage release
The last money on a commercial or larger job.
Upon receipt and clearing of $[1,840.00], being all retainage held under the [subcontract dated Sept 1, 2026], the claimant waives and releases all remaining lien and payment bond rights on the project. No other amounts remain due.
Lien release after a lien was filed
Different from a waiver: it removes a lien already recorded with the county.
RELEASE OF MECHANIC’S LIEN
The lien recorded on [date] as document no. [000000] in the records of [County], against property at [address], owned by [name], in the amount of $[X], is released in full. The claimant has been paid in full for the amounts claimed.
Claimant: ______________ Date: ______ [Notary, as required for recording]
(Most counties require the release to be recorded; check your county recorder’s format and fee.)
Tenant improvement job for a commercial landlord
Landlords often require waivers from tenants’ contractors.
Per the [lease / landlord work letter], attached are: conditional final waivers from [Northline Builders] and its [3] subcontractors for the [suite 200 tenant improvement], plus the certificate of insurance naming [Landlord LLC] as additional insured. Unconditional finals will follow within [5] business days of payment clearing.
Pay application cover note
The short message that goes on top of a pay app with waivers.
Pay application #[3] for [Patel remodel], period through [Nov 30, 2026]
Work completed this period: $[9,800.00] (schedule of values attached)
Less retainage ([10]%): $[980.00]
Amount due this application: $[8,820.00]
Attached: conditional progress waiver for this amount; unconditional waivers for pay app #2 (paid Nov 6).
For homeowners and property managers collecting waivers
Wording for the person paying, who wants to avoid paying twice.
Homeowner checklist before the final payment
The “am I protected?” list.
Before I make the final payment:
☐ Did I receive any preliminary notices (from suppliers or subs)? List them.
☐ Do I have a conditional final waiver from the contractor?
☐ Do I have waivers from every sub and supplier who sent a notice?
☐ Has the final inspection passed?
☐ Does the final invoice match the contract plus signed change orders?
After paying: collect unconditional final waivers within [7] days.
Homeowner asks the contractor for waivers
Polite, specific, early in the job.
Hi [name], before each progress payment, could you send a conditional lien waiver from your company and from any subcontractors or suppliers who’ll be paid from it? Our lender [or attorney] recommends it. After each payment clears, I’ll need the unconditional version for that payment. Thanks, this keeps everything clean for both of us.
Reply after receiving a preliminary notice
A preliminary notice is common and not a sign of trouble.
Hi [contractor], we received a preliminary notice from [Valley Tile & Stone] for materials on our project. That’s routine, but could you include a waiver from them with your next payment request, so we know they’ve been paid from it? Thank you!
Property manager vendor requirement letter
For HOAs and managers who hire many contractors.
Dear vendor,
Starting [January 1, 2027], all invoices over $[2,500] for work at [property] must include: (1) a conditional waiver for the amount invoiced, (2) unconditional waivers for the previous payment, and (3) waivers from any subcontractor or supplier on the job. Invoices without these will be held until they arrive. Forms required by [state] law must be used where they apply.
Thank you,
[Name], [Management company]
Request for a final sworn statement or affidavit
Some owners and lenders ask for a list of everyone paid.
Please provide a final sworn statement listing every subcontractor and supplier on the project, the amount of each contract, amounts paid and amounts still due, with matching waivers. If your state has a statutory sworn statement form (for example, Michigan’s), please use that form.
Reply when a contractor asks you to pay before sending waivers
Firm but friendly.
I’m ready to pay as soon as I have the conditional waivers for this payment. They only take effect once you’re paid, so they don’t put you at any risk. Once they’re in, I’ll send the payment the same day.
Messages around lien waivers
For contractors, subs and suppliers: asking, sending, and the awkward moments.
Contractor asks subs for waivers before a draw
Send a few days before you submit your own pay app.
Hi team, pay app #[3] for [Patel remodel] goes in [Monday, Nov 30]. Please send your conditional progress waiver (through Nov 30) and your unconditional waiver for last month’s payment by [Friday, Nov 27]. No waiver, no payment this cycle, sorry. The lender requires it.
Sending a conditional waiver with your invoice
Makes it easy for the customer to pay.
Hi [name], attached is invoice #[1204] for $[4,600] (work through Nov 30) and a conditional lien waiver for the same amount. It takes effect once the payment clears. I’ll send the unconditional waiver as soon as it does.
Customer asks for an unconditional waiver before paying
Hold your ground politely.
Happy to help with the paperwork! I can sign a conditional waiver today; it releases my lien rights automatically as soon as your payment clears. I can’t sign an unconditional waiver before I’m paid, because it would give up my rights even if the payment never arrives. I’ll send the unconditional one the same day the funds clear.
Check bounced after a conditional waiver
The conditional waiver never took effect; say so calmly.
Hi [name], the check for $[4,600] (#2219) was returned by the bank on [Dec 8]. Because the waiver I signed was conditional on payment clearing, it hasn’t taken effect and my lien rights remain. Could you send the payment by ACH or certified check by [Dec 11]? Once it clears, I’ll send the unconditional waiver right away.
Unconditional waiver after payment cleared
Close the loop the same day.
Thanks, [name]! Your payment of $[4,600] cleared today. Attached is my unconditional waiver on progress payment through Nov 30. Next invoice will be for work through [Dec 31].
Missing waiver is holding up a sub’s payment
From the GC to the sub.
Hi [name], your payment for pay app #[3] ($[3,250]) is ready, but I don’t have your unconditional waiver for pay app #2 yet. As soon as it comes in, I’ll release this payment, same day. Need a copy of the form?
Sending final waivers to the title company
For a sale or refinance after the work.
Hello, attached are the unconditional final lien waivers from [Northline Builders] and its subcontractors ([Bright Electric, Valley Tile, ProPlumb]) for the work completed at [9 Cedar Ct] on [Jan 22, 2027], with the final paid invoice. Please let me know if you need anything else for closing.
Final thank-you with closing paperwork
Last message on the job; it also sets up a review request.
Hi Sam and Alex, your final payment has cleared, so here’s your closing paperwork: the unconditional final lien waivers from us and every sub and supplier, the final inspection card, warranty details and product info. Thank you for trusting us with your home. If you’re happy with the work, a short review would mean a lot.
Protecting your lien rights: notices and reminders
Waivers give lien rights up; these messages keep them. Preliminary notice and lien deadlines are set by state law and are often short, so check yours at the start of every job.
Asking for owner and lender details at the start of a job
Subs and suppliers need these to send a preliminary notice.
Hi [GC name], for my paperwork on [9 Cedar Ct], could you send the owner’s legal name and mailing address, the lender’s name and address if there is a construction loan, and whether there’s a payment bond? It’s routine; I send a preliminary notice on every job so I keep my rights in order.
Preliminary notice cover message to a homeowner
Owners often panic at a legal-looking notice; a short note prevents a bad first impression.
Hi [owner name], you’ll receive a document called a [preliminary notice / notice to owner] from us about the [tile and stone] we’re supplying for your remodel with [Northline Builders]. It’s routine and required for suppliers in [state]; it doesn’t mean there is any problem with payment. You can protect yourself by asking for a lien waiver from us whenever you or your contractor pay for our materials.
Friendly reminder before a lien deadline
Factual and calm. Do not threaten anything you don’t intend to do or have no right to do.
Hi [name], invoice #[1219] for $[1,642.40] from [Nov 30] is still open. I want to resolve this with you directly. Under [state] law, my deadline to protect my lien rights on this project is [date], so I need to either receive payment or agree on a payment date in writing by [date, a week before]. Can we talk this week?
Notice of intent to lien (sample)
Some states require one before filing; others don’t. Use your state’s required content and delivery method.
NOTICE OF INTENT TO FILE A MECHANIC’S LIEN
To: [Owner name and address]; [General contractor]; [Lender, if any]
Property: [address, county, parcel number]
Claimant: [Business name, address]
Amount due: $[1,642.40] for [painting labor and materials] furnished from [Nov 16] to [Nov 30, 2026] under agreement with [Northline Builders].
Unless this amount is paid or arrangements are made in writing within [10 / state-required number of] days of this notice, the claimant intends to record a mechanic’s lien against the property as allowed by [state statute].
Date: ______ Signed: ______________
(Check your state’s rules on required wording, timing and delivery, such as certified mail.)
Common questions
Do I need lien waivers on a small residential job? If only you worked on it and you bought the materials yourself, the risk to the homeowner is low, but a simple receipt and partial waiver still reassures them. On any job with subs or suppliers who sent notices, waivers protect the homeowner from paying twice.
Who prepares the waiver? Usually the person being paid signs it, but the payer often supplies the form. Read it before signing: check the amount, the through date and the exceptions.
Is a lien waiver the same as a receipt? No. A receipt proves payment; a waiver gives up lien rights. A receipt can sit alongside a waiver, and for small jobs some contractors combine them.
What if the waiver they sent me covers more than I’ve been paid? Don’t sign it. Reply with a corrected conditional waiver for the actual amount and through date, and list the exceptions.
Do lien waivers need to be notarized? Only where state law or the customer requires it. Some states’ statutory forms say whether a notary is needed.
Can a waiver be signed electronically? Often yes, and many lenders and payment platforms collect them electronically, but check your state’s rules and the customer’s requirements.
How to use this template
First check whether your state has a statutory waiver form; if it does, use it exactly. If not, pick the waiver that matches the payment (progress or final, conditional or unconditional), fill in every bracket, and always complete the through date and the exceptions line. Send conditional waivers with your invoices and unconditional waivers only after payments clear.
Keep a waiver log for every job with subs or suppliers, and attach waivers to your invoices, pay applications and change order payments.
More job paperwork templates
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