Do my subcontractors need an account to sign?

Not with every tool. LienDone and Waivr both let a sub sign from an emailed link with no account. Platform-style tools such as Siteline generally expect the sub to have an account. A required account is the most common reason subs do not return waivers.

Is there free lien waiver software?

Built offers lien waivers free if you process at least one payment a month through its payment rail, and charges $1,000 a month for waivers alone. There are also free waiver generators, including ours, that make a single form but do not send, track or remind.

Do I need software at all?

Not always. With a few subs and one or two jobs, a good template and a spreadsheet can do the job. The math tips toward software when you are chasing waivers every pay cycle for 10 or more subs, or building in states with statutory forms.

Why is LienDone on its own list?

We make it, and we say so up front. We also list where each competitor is the better choice, and we only use prices and features that the vendors publish.

All postsSoftware comparison

Best Lien Waiver Software for Small General Contractors (2026)

Q: How much does lien waiver software cost?

From about $5 for a single waiver to $1,000 a month or more. Waiver-only tools publish prices from $19 to $149 a month. Larger platforms such as Siteline and GCPay are quote-based, and public third-party listings put Levelset at roughly $500 to $1,250 a month. Our cost guide breaks down what drives the price.

Seven lien waiver tools compared for small GCs: price, project limits, how subs sign, and who each one fits. We make LienDone, so we say where a competitor is the better buy.

Ibtissem YagoubGrowth & Operations, LienDoneOctober 17, 20269 min read

General contractor reviewing lien waivers for several projects on a laptop

Most "best lien waiver software" lists are written by the vendors themselves, or by sites that sell placement. This one is also written by a vendor: we make LienDone. So we set one rule. Every tool below gets a "who it fits" line, including the ones that beat us for certain buyers, and we only use prices and features the vendors publish.

It is aimed at one reader: a general contractor with roughly 3 to 15 active projects, where the owner or an office manager sends the waivers. If you are a sub or supplier protecting your own lien rights, or an enterprise GC on Procore, the right answer is different, and we say where.

Short version. Only the waiver step is broken: LienDone or Waivr. Need pay applications too: Siteline or GCPay. Need preliminary notices and lien filing: Levelset. Sending a handful of waivers a year: LienWaiver.pro's pay-per-waiver option. Want payments and waivers together: Built.

What to compare before you look at price

Six things separate these tools. Look at them in this order.

Do subs need an account? If a sub has to register to sign, many will not. This is the biggest driver of whether waivers actually come back.
Statutory forms. Twelve states require specific waiver wording: Arizona, California, Florida, Georgia, Massachusetts, Michigan, Mississippi, Missouri, Nevada, Texas, Utah and Wyoming. The tool should pick the right form for the project's state.
Limits. Some plans cap active projects or subcontractors.
Price you can read. A published price is a sign the tool is built for small buyers. A "contact sales" button usually means an annual contract.
What else it does. Pay applications, notices, payments and integrations add cost. Pay only for the ones you need.
Visibility. On draw day you need to see who has signed and who is missing, by project.

If you want the pricing detail for the larger platforms, read how much lien waiver software costs. If you are leaving DocuSign, read the five problems with DocuSign for lien waivers.

The 7 tools

1. LienDone

A waiver-only tool for U.S. general contractors. You pick the sub, the project and the waiver type, and send a link. The sub signs on their phone in about two minutes with no account, and the signed PDF lands in your dashboard.

Price: $99 a month or $990 a year, one plan. Unlimited projects, subcontractors and waivers. 14-day free trial, no card.

Fits: a GC who wants one flat price, no caps, and subs who sign without an account. It also supports custom waiver templates, owner waivers and a QuickBooks CSV import.

Does not fit: if you need pay applications, preliminary notices, payments or live QuickBooks Online sync. LienDone does none of those today, and it has no team seats yet.

2. Waivr

A waiver tool with three published plans: Starter at $49 a month (5 active projects, 25 subs, no free trial), Pro at $99 a month (unlimited projects and subs, 14-day trial), and Enterprise at $199 a month (API access, a white-label option and an account manager). Subs sign from an emailed link with no account.

Fits: a GC with 5 or fewer projects and 25 or fewer subs who wants the lowest monthly price, or a team that needs an API or white-label option. There is a full LienDone vs Waivr comparison.

Does not fit: if you want custom waiver templates or owner waivers. Waivr does not list either on its site as of October 2026.

3. LienWaiver.pro

Four price points: a $5 one-time waiver with no account, $19 a month for Unlimited, $49 a month for Pro (send-and-sign and reminders), and $149 a month for Enterprise, which is the only tier with QuickBooks Online sync.

Fits: a contractor who sends a handful of waivers a year and wants no subscription, or one that needs live QuickBooks Online sync today. See the LienWaiver.pro comparison.

Does not fit: if you want custom templates and QuickBooks import at one price. Those sit behind different tiers.

4. Built

A construction finance platform with lien waivers bundled in. Waivers are free if you process at least one payment a month through Built. If you do not, the same waiver features cost $1,000 a month.

Fits: a GC happy to move sub payments onto Built's ACH rail, or a developer or lender who also needs draw and finance tools. See the Built comparison.

Does not fit: if you pay subs through your bank, Sage or QuickBooks and do not want to change that.

5. Levelset

Now part of Procore. It is the deepest lien-rights tool on the market: preliminary notices, mechanic's lien filing, deadline tracking and a research team. Pricing is quote-based. Public third-party listings cite roughly $500 to $1,250 a month, depending on portfolio size.

Fits: subs and suppliers protecting their own lien rights, and teams that want notices and lien filing in the same place. See the Levelset comparison.

Does not fit: a small GC who only needs signed waivers back before releasing payment. You would pay for a large toolset you will not use.

6. Siteline

A construction billing platform: AIA G702 and G703 pay applications, retention and lien waivers. Pricing is not published. Subs generally have a Siteline account to take part.

Fits: a team whose real problem is the whole pay application cycle, not just waivers. See the Siteline comparison.

Does not fit: a GC whose billing already works and who only needs the waiver step fixed.

7. GCPay

A pay application and compliance platform for GCs, now owned by Autodesk. Pricing is a custom quote based on volume and features, and it integrates with systems such as Procore, Sage, CMiC and Viewpoint.

Fits: mid-market GCs with many subs who want pay apps, waivers and compliance documents in one place. See the GCPay comparison.

Does not fit: a small GC who wants a price on the website and no sales call.

Trimble Pay (formerly Flashtract) is the equivalent pick if you already run Trimble software. See the Trimble Pay comparison.

Which one for which GC

3 to 15 projects, owner or office manager sends waivers, billing already works: a waiver-only tool. Compare LienDone and Waivr on limits, custom templates and owner waivers.
1 to 5 projects and price matters most: Waivr's Starter, or LienWaiver.pro if you only send a few waivers a year.
You want payments and waivers in one place: Built.
You also need pay apps: Siteline or GCPay.
You also need notices and lien filing: Levelset.
You send a few waivers a year: a free lien waiver generator and a spreadsheet may be all you need.

If you are not sure your current form holds up in your state, run it through the free lien waiver audit.

How to test any of them in one afternoon

Pick one real sub and one real payment. Send the waiver and open it on your own phone as if you were the sub. Count the steps, check the form against your state, and see how long it takes to know it is signed. If it takes more than a few minutes of setup, or the sub needs an account, you have your answer.

Want to try ours? Start a 14-day free trial. No card. Add one project and one sub, send a waiver, and see what your sub sees.

Frequently asked questions

It depends on what is breaking. If only the waiver step is slow and you want a flat published price, a waiver-only tool like LienDone or Waivr fits. If you also need pay applications, look at Siteline or GCPay. If you are a sub or supplier who needs preliminary notices and lien filing, look at Levelset. For under 5 projects and the lowest price, Waivr's $49 Starter or LienWaiver.pro's per-waiver option can be the cheapest.