Lien waiver
A lien waiver is a signed document in which a contractor, subcontractor or supplier gives up some or all of their right to file a mechanics lien on a property, usually in exchange for a payment.
Updated October 13, 2026 · 1 min read
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The four types
| Takes effect | Covers | |
|---|---|---|
| Conditional progress | When the payment clears | One payment |
| Unconditional progress | When signed | One payment |
| Conditional final | When final payment clears | The whole job |
| Unconditional final | When signed | The whole job |
Why the form matters
Several states write the waiver form into law. In Texas and California, for example, a waiver must substantially follow the statutory form to be enforceable. Our guide what is a lien waiver? lists the states we checked and what to look at before signing one.
In SignMaster, save your state's form as a template and send it with each payment. The sub signs from a link on their phone, and the signed copy comes back with a certificate of completion.
Questions? Answers.
Who signs a lien waiver?
The person giving up lien rights: the contractor, subcontractor or supplier being paid. Texas and California both say the waiver must be signed by the claimant. The owner or payer collects it.
Sources
- California Civil Code § 8124, when a lien waiver is effective (§§ 8132–8138 hold the forms) · leginfo.legislature.ca.gov
- Texas Property Code §§ 53.281–53.284, lien waiver and release forms · statutes.capitol.texas.gov