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Lien waiver form generator

A lien waiver is a receipt that gives up security. Sign the wrong one and you have released a claim on money you have not been paid. Every waiver is one of four: conditional or unconditional, on a progress payment or on the final one. Answer the two questions the picker asks, is this the last payment and has the money cleared, and it fills the matching form. It starts on the safest of the four.

Which waiver are you signing?

Selected: Conditional waiver and release on progress payment

Pre-filled with a realistic mechanical subcontract. Every field is editable; the document redraws as you type.

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Conditional waiver and release on progress payment

WVR-CP · 2026-08-31

JobKestrel Avenue mixed-use — mechanical package

Property1400 Kestrel Avenue, Unit A-3

OwnerHarbor Point Holdings LLC

CustomerVantage Construction Group

ClaimantIronline Mechanical LLC

Amount$48,450.00

This document waives and releases lien, stop payment notice and payment bond rights the signer has for labor, services, equipment or material furnished through 2026-08-31, and only to the extent of the payment of $48,450.00. It takes effect only when the signer has actually received that payment. This waiver does not cover retention, extras for which payment has not been received, or work furnished after the date above.

Signature ____________________   Title ____________   Date ____________

A blank waiver form with a pencil and a green band at its foot
A ruled sheet, and the one line that releases money.

Read these three lines before you sign

Most waiver disputes come down to three fields, and they are the three people skim. The through date ends your release: everything you furnished after it is still claimable, everything before it is gone. The amount caps a conditional waiver but does nothing at all on an unconditional one. And the word conditional — or its absence — decides whether the release fires on signature or on the money landing.

Check the property's state first. California and Texas print their own four forms and treat a waiver that does not substantially follow the matching one as unenforceable, and Arizona gives a waiver effect only if it follows one of its forms. On those jobs use the statutory wording: the Texas lien waiver generator fills all four Texas forms word for word. Florida prints forms too but makes them optional; its progress waiver says the release “does not cover any retention or labor, services, or materials furnished after the date specified”, a sentence worth keeping wherever you sign. For a deeper look at one type, each has its own page: the conditional progress waiver, the unconditional waiver and the final waiver.

Worked example

The three fields that decide what a waiver releases
LineWhat it saysWhy it matters
Through date“…furnished through 2026-08-31”Work after this date is still lienable. Never post-date it.
Amount“…to the extent of $48,450.00”Caps a conditional waiver. Does nothing on an unconditional one.
Conditional“…only when the signer has actually received payment”The single word that keeps the release tied to the money.
Retention“…does not cover retention”Without it, a progress waiver can swallow retainage you have not been paid.

Before you sign

Never sign an unconditional waiver against a check that has not cleared. A joint check, a stopped check or a bounced ACH leaves you with a valid release and no money. If the general insists, sign the conditional version and offer the unconditional one the day after the funds land.

Sources

  • Cal. Civ. Code §§ 8124, 8132-8138

    A California waiver and release given in exchange for a payment is null, void and unenforceable unless it is in substantially the statutory form: conditional or unconditional, on progress or final payment.

    Read 2026-10-18

  • Tex. Prop. Code §§ 53.281, 53.283, 53.284

    Texas prints four mandatory waiver and release forms (conditional and unconditional, on progress and final payment). A waiver that does not substantially comply with the matching form is unenforceable, and it needs only the claimant's or its agent's signature, with no notary, for original contracts signed on or after January 1, 2022. No one may require an unconditional waiver until the amount has been paid in good funds (§ 53.283).

    Read 2026-10-18

  • A.R.S. § 33-1008

    An Arizona waiver and release is effective only if it follows substantially one of the statutory forms.

    Read 2026-10-18

  • Fla. Stat. § 713.20(4)

    Florida publishes a statutory waiver form. The progress-payment version states that it does not cover retention, or labor, services or materials furnished after the date written on it.

    Read 2026-10-18

  • Fla. Stat. § 713.20(4)-(8)

    Florida's waiver forms are permissive: a waiver 'may be in substantially the following form', no one may require a lienor to furnish a waiver different from the statutory form, a waiver given in exchange for a check may be conditioned on payment of the check, and a waiver that does not follow the form is enforced on its own terms.

    Read 2026-10-18

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