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For general contractors

The lien waiver your bank wants with the draw

Sign your own conditional waiver, send it with the draw package, and swap in the unconditional one once the money lands. Both directions of the release in one place.

  • You sign in the app, nothing emailed to yourself
  • Statutory forms, all 50 states
  • Signed PDF ready to forward
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Waivers run in two directions. Most software only handles one.

Every draw has two halves. You collect signed waivers from your subs before you pay them. Then you sign your own waiver and send it up to the owner or the lender before they pay you.

Waiver tools handle the first half. The second half is where the draw package stalls: you open last month's Word file, fix the amount and the through date, print it, sign it, scan it, and email the scan. Every draw, every job.

Then the bank comes back because the amount does not tie to the pay application, or the through date is wrong, or somebody sent the unconditional form before the check cleared. The draw sits another week and payroll floats.

Who signs what

A lien waiver is signed by whoever is giving up lien rights in exchange for payment. That is the whole rule, and it decides the direction every time.

You pay a subcontractor

The sub signs and releases their lien rights to you. They get a link, sign on a phone in about two minutes, no account.

The owner or bank pays you

You sign and release your lien rights to them. You sign it in the app and send the signed PDF on with your draw.

The owner does not sign your waiver. They receive it, which is why nothing gets emailed to them from here.

Both halves of the release, one dashboard

The same statutory forms and the same audit trail, whether you are collecting a waiver or signing one.

Pick the direction, not a workaround

Choose whether the waiver goes to a subcontractor or up to the project owner. Pick the owner and it names your company as the claimant and the owner as the paying party, on the statutory form for that state.

Sign it yourself, in the app

No emailing a link to your own inbox. Enter the amount and the through date, review the exact document, and sign. The PDF is in your dashboard before you close the tab.

Conditional now, unconditional on payment

Send the conditional progress waiver with the draw. When the money lands, do the unconditional one for the same amount. Same pair again at closeout, with every version kept.

Cents that stay cents

The amount you type is the amount on the document. $12,086.25 stays $12,086.25, so the waiver ties to the pay application line for line.

One record per job

Your subs' signed waivers and your own sit against the same project. When the lender asks what is on file for a draw, it is one screen, not four folders.

Notarize only when you have to

Most banks take a signature. Two states require a notary by statute, so we flag those and leave it off everywhere else instead of adding a step you do not need.

How an owner waiver goes out

  1. 1

    Pick the project and the direction

    Start a waiver, choose your project, and tell it the waiver is for the project owner. It skips the subcontractor step and shows you both parties before you go on.

  2. 2

    Enter the draw amount and through date

    The same numbers as your pay application. Conditional progress for the draw you are submitting, unconditional once you have been paid.

  3. 3

    Read the document, then sign

    You see the exact statutory text before anything is signed. Sign it in the browser and the finished PDF lands in your dashboard and your inbox.

  4. 4

    Send it with the draw package

    Forward the PDF to the bank or the owner the way you already do. They do not need an account and never touch LienDone.

Statutory forms where the state writes the form

Twelve states prescribe the wording of a lien waiver, and a form that deviates can be void. We use those statutory forms word for word, including California §§8132 to 8138, Texas §53.284, and Florida §713.20. Every other state gets a standard form that follows lien-waiver-act practice.

Illinois, New York, and the rest of the country use the standard form. Same four waiver types, same signing flow.

Browse the 50 state guides

Questions

Put the whole draw package together in one place

Collect the waivers from your subs, sign your own for the bank, and keep both against the same job. $49 a month, 30-day free trial, no credit card.

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