Pick your state and get the exact form the law requires: the verbatim statutory lien waiver where your state prescribes one — California, Texas, Florida, Arizona, Utah, Michigan, Missouri, Wyoming, Massachusetts, Georgia and Mississippi available today — or a generic template where it does not. Fill the blanks online, download the PDF, sign. Nothing you type leaves your browser.
Not sure of the form name your contractor asked for? Each of the four standard types is also available on its own page — the same generic template, one form per page:
Twelve states write the lien waiver form into their statute. In California and Texas, a waiver that does not follow the prescribed text is void or unenforceable — the subcontractor who signed it can still file a mechanics lien (Cal. Civ. Code § 8126; Tex. Prop. Code § 53.281). The effect of departing from the prescribed text in the other prescribing states — Arizona, Georgia, Massachusetts, Michigan, Mississippi, Missouri, Utah and Wyoming — has not been verified here, and Nevada's prescribed text has not been read. Florida is the exception: Fla. Stat. § 713.20 prescribes two forms, but using them is optional — a differently worded waiver remains enforceable on its own terms (§ 713.20(8)) — and what the statute forbids is requiring a lienor to sign a non-statutory form (§ 713.20(6)). This tool reproduces the statutory text word for word, with its legal reference and verification date printed on the document.
Today the verbatim statutory forms of California (Civil Code §§8132-8138), Texas (Property Code §53.284), Florida (Fla. Stat. § 713.20), Arizona (A.R.S. § 33-1008), Utah (Utah Code § 38-1a-802), Michigan (MCL § 570.1115), Missouri (RSMo § 429.016(27), residential only), Wyoming (Wyo. Stat. § 29-10-101(b)), Massachusetts (M.G.L. c. 254, § 32(4)), Georgia (O.C.G.A. § 44-14-366) and Mississippi (Miss. Code § 85-7-433) are available. The only remaining statutory state — Nevada — is marked as such and will be added once its official source is accessible, each verified against its official source. Everywhere else, a clear generic template is offered in the four standard types: conditional or unconditional, progress or final.
The twelve statutory states, their prescribed forms, notarization requirements and verification dates are compiled in one reference table: statutory lien waiver forms by state.
A conditional waiver only takes effect when the payment actually clears your bank. An unconditional waiver is enforceable the moment you sign it, even if you have not been paid yet. Never sign an unconditional waiver before the money is in your account: if the check bounces, you have already given up your lien rights.
A progress waiver covers one progress payment only, up to the Through Date written on the form, and leaves your lien rights intact for later payments. A final waiver releases all lien rights on the entire project. Use a final waiver only at closeout, once the last payment has been made.
Twelve states prescribe their lien waiver form by statute: Arizona, California, Florida, Georgia, Massachusetts, Michigan, Mississippi, Missouri, Nevada, Texas, Utah, and Wyoming. In California and Texas a waiver that does not follow the prescribed text is void or unenforceable by statute (Cal. Civ. Code § 8126; Tex. Prop. Code § 53.281); the effect of departing from the prescribed text in the other prescribing states has not been verified here. Nevada's prescribed text has not been read. Florida is the exception: its two forms are optional and a differently worded waiver stays enforceable on its own terms (Fla. Stat. § 713.20(8)) — but no one may require a lienor to sign a non-statutory form (§ 713.20(6)). Everywhere else, a clear generic waiver form is generally accepted.
Your state prescribes its waiver form by statute. Its statutory text has not yet been verified at the official source, so this tool does not offer a substitute form. The statutory form for your state is being added, verified word for word against the statute.
No. Everything you type stays in your browser: the form is filled and the PDF is generated on your own device. Nothing is sent to a server, nothing is saved, and there is no account. When you close the tab, the information you entered is gone.
This tool is not a law firm and does not provide legal advice. It reproduces statutory forms and general templates; it is not a substitute for a licensed attorney in your state.