Lien waiver software
Lien waiver software for general contractors
Send a waiver, get it signed in two minutes. $49/mo.
- All 50 state-compliant forms built in
- Subs sign without creating an account
- Signed PDF lands in your dashboard the moment they click submit
30-day free trial. No credit card. No demo call.
Built for the GC's actual day, not the procurement team's spec sheet
- Twelve statutory states (CA, TX, NV, AZ, FL, GA, MI, MS, UT, MA, WY, MO) word for word
- One link, one signature, no login
- Reminders run on autopilot
- Compliance dashboard you can actually read
The lien waiver tax most GCs pay every month
You ask for a signed waiver before you cut the check. The sub promises to send it. The PDF arrives a week later. It's signed, but it's the wrong form. Or it's signed by the wrong person. Or it's signed but missing the dollar amount, the project address, the date. So you ask again. They get annoyed. You get annoyed. Payment slips by another week.
Multiply that by 12 active subs across 4 jobs and the math gets ugly. Most GCs lose three to five hours a week to waiver chasing. Some lose more. None of them got into construction to chase paperwork.
Lien waiver software is supposed to fix this. The current options are built for enterprise GCs with procurement teams, six-month rollouts, and budgets in the five figures a year. If you have 4 PMs and a controller who already runs 11 systems, that's the wrong shape.
What is lien waiver software?
Lien waiver software automates the request, signing, tracking, and storage of construction lien waivers so the GC can release payment without chasing PDFs by email.
The job is small but the workflow is ugly. Pick the right statutory form for the state, prefill it with the project address and the payment amount, send it to the sub, collect a signed copy, log it against the right pay period, and archive it where you can find it again when the title company asks. Lien waiver software does all of that in one place. You see what's been sent, what's been signed, and what's about to go overdue, without opening 12 email threads. If you're new to the document itself, the basics of a lien waiver are worth a five-minute read.
It replaces the email-and-paper loop most GCs still run. That loop looks like this: download the template, fill it in Word, email it to the sub, wait, get a scan back with the wrong project number, ask again, get a clean scan, save it to a SharePoint folder nobody opens, lose it three months later when the title company asks for it. Software collapses that to a link, a signature, and a signed PDF in your dashboard. The four common forms (conditional progress, unconditional progress, conditional final, unconditional final) all share the same loop, just with different statutory text. See the conditional progress template for the most common variant.
General contractors need this specifically because DocuSign and Adobe Sign don't know about statutory forms. They'll route any PDF for signature, but they won't tell you California's §8132 form has different language from Texas Property Code §53.284, or that Nevada requires ALL CAPS on the NOTICE block. A general-purpose e-signature tool puts the compliance burden on you. Lien waiver software puts it on the platform. For state-specific examples, our California lien waiver hub shows what built-in statutory coverage looks like in practice.
Who needs lien waiver software?
Not every GC needs to buy this. Here's the honest read on when manual is fine, when LienDone fits, and when you should look at the bigger platforms.
Small GC running 1–5 active jobs
If you send fewer than three waivers a month, you can probably get away with a Word template and a free e-signature account. The math doesn't break until you're spending more than two hours a month on waiver follow-up. The moment you hit your first lien scare or your first delayed payment because a sub forgot to send a signed copy, that calculation flips. At that point a $49/mo tool with built-in statutory forms pays for itself the first time a title company stops asking questions.
Mid-market GC running 5–25 active jobs
This is the sweet spot for LienDone. You're past the point where a shared inbox can hold the waiver pipeline together, but you're not big enough to justify a $30k/year procurement suite with a six-month rollout. You need the lien waiver loop fixed without rebuilding your stack. One person on your team is already losing three to five hours a week to chasing PDFs. The flat $49/mo means you stop measuring cost per waiver and start measuring hours back in the day.
Enterprise GC running 25+ active jobs
Honest answer: if you've already bought Procore Pay, Textura, or GCPay, LienDone is a step sideways, not up. Those platforms bundle waivers with pay apps, COIs, and ACH routing in one workflow. If you haven't bought one yet and you want the waiver loop fixed today while you evaluate the bigger suites, LienDone fills the gap. We're not the right pick for procurement teams who need a single vendor across compliance, payments, and project management. We are the right pick for ops teams who need waivers solved this quarter.
What to look for in lien waiver software
Seven questions to ask any vendor before you sign a contract. The answers vary more than the marketing pages suggest.
1. Statutory form coverage
How many states does the vendor cover with built-in statutory forms, and what happens in the other 38? Twelve U.S. states publish a prescribed form you have to use word for word (California §§8132–8138, Texas §53.284, Nevada §108.2457, Arizona §33-1008, Florida §713.20, Georgia §44-14-366, Michigan §570.1115, Mississippi §85-7-433, Utah §38-1a-802, Massachusetts ch. 254 §32, Wyoming §29-10-101, Missouri §429.016). Ask for the list. Ask what they do when the statute changes.
2. Subcontractor signing experience
Does the sub have to create an account? Does the signing page work on a phone? Is the GC's company name visible before the vendor's? Subcontractors hate logging into yet another platform. If the signing experience adds friction, signed waivers come back slower or not at all.
3. Audit trail
Who signed what, when, from which IP address, on which device. The audit trail is what makes a signed PDF defensible if a sub later disputes the release. A signature with no timestamp and no IP is barely better than a paper scan. Ask to see a sample audit trail before you buy.
4. Integration depth
How does the tool talk to Procore, Sage 300, QuickBooks, or your accounting stack? Native integration is best, CSV export is acceptable, manual re-keying is a deal-breaker. The honest answer from most vendors at this price point is CSV plus one or two native connectors. Anything more is a 'planned' label.
5. Compliance dashboard
Can one person see pending, signed, and overdue waivers across every active project on one screen? Filter by project, sub, or state? If the answer requires a custom report or a CSV export, the dashboard is for show, not for work.
6. Pricing transparency
Is the price on the website? Or does it say 'request a demo'? Flat pricing means you don't waste a week negotiating. Quote-based pricing means the vendor is anchoring on your job count, not on the value of the tool. Both can be fine. You just want to know which one you're walking into.
7. Bulk send vs one-at-a-time
Closing a job with 40 subs means 40 waivers. If the tool only sends one at a time, you've bought a slightly nicer version of email. Real bulk send fills in each sub's name, the right state form, and the right project numbers without manual entry. Ask the demo to send ten at once and watch what happens.
How LienDone compares to the alternatives
Six vendors most GCs evaluate when they shop for lien waiver software. We've kept the table honest. Where a competitor wins, we say so.
Method: we compared each vendor on five dimensions that actually matter to a buyer. Pricing transparency (is the price on the website?). Statutory form coverage (do they publish a list of states with verbatim forms?). Sub signing experience (do subs have to log in?). Lien waiver focus (is this the core product or one of forty?). Best-for fit (what kind of GC is this built for?).
Caveats. Vendor pricing changes. The numbers below reflect what we could verify on public pages and customer reports as of mid-2026. If you're evaluating, get a written quote. The 'best for' column is our read, not the vendor's marketing. Where we link to a full comparison page, the deeper version of the analysis lives there.
| Vendor | Pricing | Best for | Statutory forms | Sub signing | Lien waiver focus |
|---|---|---|---|---|---|
| Levelset (Procore Pay) | Quote-based, not publicly listed; third-party listings cite ~$500–$1,250/mo | Large GCs already on Procore | All 50 states | Email-link signing; subs typically use a Levelset portal | Waivers + notices + lien research |
| Procore Pay | Quote-based, not publicly listed | Enterprise GCs running Procore stack | All 50 states via Levelset | Email-link signing, no Procore account needed | Pay apps + waivers + ACH |
| GCPay | Quote-based, not publicly listed | Mid-market GCs on Sage 300 | All 50 states | Sub portal required | Pay apps + COIs + waivers |
| Built | $1,000/mo waivers-only, or free with monthly payments (published) | Construction lenders + large GCs | All 50 states | Account required | Construction lending + payments |
| Siteline | Quote-based, not publicly listed | Subcontractors invoicing GCs | All 50 states | Sub-side product | Subcontractor billing + waivers |
| LienDone | $49/mo, published | Mid-market GCs, 5–25 jobs | All 50 states, 12 statutory, or upload your own | No account, link only | Lien waivers, that's it |
Why $49 a month makes sense
One plan, one price, no per-seat math, no per-waiver surcharge. Most lien waiver vendors price as a percentage of payment volume or as a tier you negotiate. We picked flat because the alternative is asking you to forecast your job pipeline before you've even tried the product. $49/mo, monthly billing, cancel from the settings page.
The ROI math is short. A single lien filing that should have been waived costs you between $500 (uncontested release) and $15,000+ (attorney fees, court time, payment dispute). One missed waiver pays for the tool for the next 25 years. The everyday savings are smaller and more consistent: three to five hours a week per project coordinator, recovered from chasing PDFs. At a $40/hr loaded cost, that's $480–$800 a month per coordinator. The tool costs $49. See the full pricing page for the trial details, and the free AI audit if you want to verify your current waiver template before you buy anything.
How LienDone fits with your existing stack
We don't want to be your accounting system or your PM platform. LienDone slots in next to those tools, owns the lien waiver loop, and hands you signed PDFs and CSV exports the rest of your stack can pick up.
| Tool | Status | Notes |
|---|---|---|
| Procore | Live | Live integration page |
| QuickBooks | Coming later | CSV import works today. Native connector under evaluation. |
| Sage 300 | Coming later | CSV import works today. Native connector under evaluation. |
| CSV export | Live | Every signed waiver, with audit trail, in one click |
| Email + PDF | Live | Signed PDFs forward to any inbox or document store |
What you get for $49 a month
One plan, one price. No tier games, no per-seat math, no per-waiver surcharge.
All 50 state-compliant forms
California's four statutory forms, Texas, Florida, Nevada, plus the rest of the U.S. Conditional progress, unconditional final, conditional final, unconditional progress. Pick the form, fill the project, hit send.
No-account signing for subs
Your subcontractor gets a link. They open it on their phone, review the waiver, sign. No password, no login, no app to install. The signing page shows your company name first, not ours.
Signed PDFs in your dashboard
The moment the sub hits submit, a signed PDF lands in your compliance dashboard. Searchable by project, sub, date, status. Export to CSV when your accountant asks.
Automatic reminders
Day 2, day 5, day 7: we nudge the sub for you. Polite, on-brand, not robotic. Nine out of ten waivers come back signed before you'd have time to send the first reminder yourself.
Compliance dashboard
One screen shows what's pending, what's overdue, what's signed. Filter by project. Sort by sub. Click into any waiver to see the audit trail (sent, opened, signed, downloaded).
Bulk send
Closing out a job? Send 40 waivers in one click instead of 40 separate emails. Every sub gets the right form for the right state with their numbers prefilled.
Use your own template
Legal team has a preferred waiver? Upload the PDF, drag the signature and date fields onto it once, and send it like any state form. Your sub still signs in two minutes with no account.
How LienDone compares
Honest version. Where the bigger platforms win, we say so.
What LienDone does
- Send and track lien waivers across every U.S. state
- Collect signatures from subs without an account
- Store signed PDFs forever
- Automatic reminders and overdue flags
- CSV export for your accountant
- Self-serve setup in under an hour
- Use your own waiver template, not just ours
What we don't do (yet)
- ACH payments to subs (use Bill.com or your bank)
- Insurance certificate (COI) tracking
- Pay application processing (we attach to it, we don't replace it)
- W-9 collection and 1099 prep
- Project scheduling, budgeting, daily logs
If you need all of those in one place, Procore or Sage 300 is the right call. If you need the lien waiver loop fixed without rebuilding your whole stack, that's us.
The five reasons GCs hesitate, addressed
$49 a month sounds too cheap to be real
It is real. We charge $49/mo because we built one thing and built it well, instead of one thing per quarter and shipping all of them half-finished. Levelset, GCPay, Siteline, Textura sit in the four-to-five-figure-a-year range because they're enterprise platforms. We're a focused tool. The math works because the scope is narrower.
My subs aren't going to use yet another platform
They aren't using a platform. They're clicking a link in an email or text, signing on their phone, hitting submit. There's no account to create, no app to download, no password to forget. The whole thing takes about two minutes. You can try the signing flow yourself before you sign up.
We already use Procore / Sage / QuickBooks. Will this break that?
No. LienDone is an add-on, not a replacement. Your accounting and PM stack stay where they are. We handle the lien waiver loop and hand you signed PDFs you can attach to invoices, pay apps, or whatever your existing system expects.
Are the forms actually compliant?
Yes. California's four statutory forms (Civil Code 8132–8138) are word for word. Texas, Florida, Nevada, and the other state-specific forms are checked against the current statute. We update them when the statute changes. Prefer your own wording? Upload your legal team's PDF, mark where the signature and date go once, and send it like any built-in form.
What if my subs don't sign?
We send automatic reminders on day 2, day 5, and day 7. You can also re-send manually with a click. After 7 days the request flips to OVERDUE in your dashboard so you can decide whether to call the sub, withhold payment, or send a final notice. We don't decide that for you.
What if I cancel?
Settings, Billing, Cancel. Cancellation kicks in at the end of your billing period. Signed PDFs stay accessible for 30 days after cancellation so you can download everything. No clawback fees, no exit interview, no retention specialist on a callback list.
Lien waiver software FAQ
Stop chasing waivers by email
Send the link, watch the dashboard, release the payment. That's the loop.
30-day free trial. No credit card. Cancel anytime.
LienDone Inc.