How Much Does Lien Waiver Software Cost? (2026 Prices)

Lien waiver software costs anywhere from $0 to tens of thousands of dollars a year. That range is not a dodge. It is the honest answer, because "lien waiver software" covers three very different kinds of tools, and they are priced in completely different ways.

This page explains what drives the price, what the main tools charge where they publish it, the fees nobody puts on the pricing page, and how to tell which tier you belong in. We sell one of these tools, so we will be specific about where we are the wrong pick too.

Quick answer. Spreadsheet and email: $0 in software, paid for in staff time. Tools built for small GCs: flat monthly fee (LienDone is $99 a month). Pay app and payment platforms with waivers built in (Procore Pay, Textura, GCPay, Siteline): priced on your volume, usually thousands of dollars a year, quote only.

What drives the price of lien waiver software

Five things move the number. If you understand these, you can read any pricing page, or any sales quote, in about a minute.

1. How the price is calculated. There are three models in this market:

• Flat fee. One price, no matter how many waivers, projects or subs. Easy to budget.
• Per seat. You pay for each person in your office who logs in.
• Share of construction volume. The price rises with the dollar value of the work you run through the platform. This is how the big platforms scale from small GCs to ENR top 400 firms.

2. Whether your subs pay or need an account. Some platforms ask every sub to join their network before they can sign. Some add per-transaction fees. Both cost you something: either money, or the time you spend chasing the sub who never set up a login.

3. State forms. Twelve states require exact statutory wording on lien waivers, including California (Civil Code §§8132 to 8138), Texas (Property Code §53.284) and Florida (§713.20). A tool that only offers one generic template is cheaper to build. It is also the tool most likely to give you a waiver that does not hold up. More on that in how to check if a lien waiver will hold up.

4. Integrations. Two-way sync with Sage, Viewpoint, CMiC or Procore takes real engineering, and you pay for it. If you need it, it is worth paying for. If you run QuickBooks and a five-person office, you are paying for something you will not use.

5. How it is sold. Software sold through demos and account managers carries the cost of that sales team. Software you can sign up for yourself usually costs less because there is no salesperson to pay.

The three tiers and what each one costs

Tier 1: Spreadsheet and email ($0 in software)

A spreadsheet with one row per sub per draw, plus email and PDFs. It costs nothing to start and it works fine at small volume. We even give away a free lien waiver tracking spreadsheet.

The cost shows up somewhere else. Someone sends the PDF, waits, sends it again, calls the sub, checks the amount, files the signed copy, and updates the sheet. Our estimate is 3 to 5 hours a week per coordinator once you have a few active jobs. The other cost is risk: a wrong form or a missing waiver usually surfaces at the worst time, when a lender holds the draw or a sub files a lien.

Good for: one or two jobs at a time, a handful of subs.

Tier 2: Pay app and payment platforms (thousands per year, quote only)

These platforms handle the whole payment workflow: pay applications, the schedule of values, retainage, payments, and lien waivers as one piece of that. They are strong products. They are also priced for companies with a lot of volume.

What is publicly known about their pricing, as of 2026:

• Procore Pay (Procore acquired Levelset in 2021). Procore does not publish pricing. Fees are tied to your annual construction volume, roughly 0.1% to 0.2%, with an entry point around $375 a month for a single module. Pay is an add-on to a Procore contract, not a standalone tool.
• Textura (Oracle). Starts around $5,000, quote-based on volume, plus per-transaction fees. Plan on a sales process that takes months.
• GCPay (Autodesk). Quote-based. No public starting price.
• Siteline. Quote-based, usually with an annual commitment. Built mainly for subs who bill many different GCs, not for GCs collecting waivers.
• Built. Offers a free tier for digital payments with lien waivers included, paid for by its lender-side business. Worth a look if your lender already uses it.
• Trimble Pay. Free for subs who are invited by a GC. GC pricing is not published.

We compare all of these in more detail, including what each does well, in our pay app software comparison.

Good for: GCs who want pay apps, payments and waivers in one system, run 20 or more jobs, or need deep ERP sync.

Tier 3: Lien waiver tools built for small GCs (flat monthly fee)

These tools do the waiver part only. You send a waiver, the sub signs, you get a signed PDF and a dashboard that shows who is missing. They work next to whatever you already use for billing and accounting.

Good for: small GCs who already have a way to bill and pay, and just want the waivers collected, correct, and on file before the money goes out.

What LienDone costs, and why it is $99

LienDone is $99 a month, or $990 a year (two months free). The price is on our pricing page, with no demo needed to see it.

That includes:

• Unlimited waivers, projects and subs
• Statutory forms word for word in the 12 states that require them, and a standard form in the other 38
• No per-seat fees
• Nothing for your subs to pay, and no account for them to create. They open a link and sign on their phone in about two minutes
• A 14-day free trial with no credit card

It costs $99 because it does one thing. There is no pay app module, no payment processing, and no sales team. Nobody calls you to "discuss your needs," because the price is the same for everyone.

Fees to ask about before you sign anything

Whatever you look at, ask these five questions. The answers often change the real price more than the headline number does.

1. Is there an implementation or setup fee?
2. How long is the contract? Monthly, annual, or multi-year?
3. Are there per-transaction or payment fees on top of the subscription?
4. Do my subs pay anything, or need to create an account?
5. If I leave, can I export every signed waiver as a PDF? Your waivers are legal records. You should be able to take them with you.

When LienDone is the wrong choice

A cheaper tool is the wrong buy if it cannot do the job. Pick an enterprise platform instead if:

• You need two-way sync with Sage, Viewpoint, CMiC or Procore. LienDone does not sync with them.
• You want AIA G702 and G703 pay apps in the same tool. LienDone does not make pay apps.
• You want to send payments through the platform. LienDone does not move money.

LienDone works alongside QuickBooks: signed PDFs and a CSV export drop into your files. It does not replace your accounting system and it does not sync with it.

If none of those three is a must-have, you are probably paying for features you will not use.

Is it worth it for a small GC?

Do the math with your own numbers. Take the hours your office spends chasing, checking and filing waivers each month, and multiply by what that time costs you. If it is more than $99, the software pays for itself before you count the risk of a missing or wrong waiver.

If you run one or two jobs a year, it probably is not worth it. Use the free lien waiver generator and the spreadsheet, and come back when you are chasing more subs than you can keep in your head.

The next step

If you want to see it on a real job: start a 14-day free trial. No card. Add one project and one sub, send a waiver, and watch it come back signed.

If you are not ready for software: make one waiver for free with the lien waiver generator, no signup. Or run a waiver you already have through the free lien waiver audit to check it before your next draw.