Lien waiver software for general contractors.
Prepare a waiver, review it, and send a secure signing link. Your sub signs without an account; the signed PDF and audit trail stay on their record.
Prepare. Review. Send. Track.
Choose the vendor
Use manual records, a Procore or QuickBooks sync, or project setup data.
Check the draft
Choose the waiver type and review only the facts its selected form uses.
Send the link
Vendor signs from email without creating an account.
Keep the record
You and your sub receive the signed PDF. Download it with the audit trail from the waiver record.
The four types, and the order they go in
Two questions decide which one you are sending: has the money actually arrived, and does this cover the whole job or just this pay period?
Takes effect only when the stated payment is actually received in good and sufficient funds. Covers work through a stated date or payment, and typically reserves retainage and later work.
States the release outright, whether or not the money has arrived. Same scope as the conditional partial — this pay period, not the whole job.
Same condition as above — effective on receipt of the stated payment — but scoped to the job through completion rather than to one period.
The release stated outright, for the job through completion. This is the one that is expensive to sign early, which is why the order it goes out in matters.
The step that goes wrong in practice is the last one: the conditional went out, the check cleared, and nobody went back for the unconditional.
Lien waiver tracking: who signed, who opened, who went quiet
See the status of each request and follow up from the same record.
Sent, opened, signed
See whether the sub opened the request or signed it.
Reminders that know when to stop
Up to three automatic reminders, then your team takes over. Outstanding requests stay visible.
One searchable waiver record
Find a waiver by vendor, project or invoice reference, with its reminder history attached.
Your organization chooses what to use.
Upload your own lien-waiver PDFs and map the fields once, or use SubLien’s state library. For the library, SubLien presents the project-state template and its sources. One organization owner or admin chooses to use the library for the organization, and SubLien explains what changed before asking for renewed approval. Already-sent documents keep their original version.
Keep the PDF and its audit trail.
Each completed record retains the signed document, consent and signing events. The public lookup checks the stored record. These are evidence records, not a determination of payment or enforceability.
Lien waiver questions
If yours isn’t here, the full list is on the FAQ page — or bring it to the demo.
What does lien waiver software do?
Lien waiver software organizes preparation, signature requests, follow-ups and completed documents. SubLien keeps each waiver linked to its vendor, project and invoice references, sends a secure signing link, and records request status and reminder history. Your team chooses and reviews the document before sending it.
Can one lien waiver cover several invoices?
Yes. One SubLien waiver can reference one or several bills. Each invoice number and optional PO or subcontract reference stays on the waiver record and is searchable. Your team reviews the amount and document scope before sending.
Can I use SubLien without Procore or QuickBooks?
Yes. Add vendors and projects directly or import a spreadsheet, then prepare and send waivers by email. Procore and QuickBooks Online are optional ways to import supported records and prefill drafts; you can connect one at a time. Subcontractors do not need an account and pay no fee to sign.
What are the four types of lien waiver?
Conditional partial, unconditional partial, conditional final and unconditional final. Two questions decide which one you are sending: has the money actually arrived, and does this cover the whole job or just this pay period? A conditional states that its release takes effect only when the stated payment is received; an unconditional states the release outright. These are the descriptions the industry uses — what a specific document releases depends on its words, the transaction facts, and applicable law.
Does my subcontractor need an account to sign?
No, and there is no way for them to make one. They get an email with a secure link and sign from any modern phone, tablet or computer with a drawn or typed signature. Nothing to install, no password, nothing to remember next quarter.
Which waiver form does SubLien use for my state?
Your own uploaded forms appear first when one matches the project's state and waiver type. Otherwise SubLien surfaces the current template for that state, based on its cited source. It records the exact version and hash used for each send. SubLien doesn't give legal advice. Whether that form fits the transaction is your decision. SubLien has a state-specific workflow for 26 states: 11 where the state prescribes the waiver form, 6 where a statute sets rules the waiver must follow without prescribing a full form, and 9 where SubLien wrote its own template, reviewed against the state's own sources.
Can I use SubLien on a private project with a payment bond?
Yes — SubLien supports the ordinary lien-waiver workflow whether or not the private project has a payment bond. It does not issue or administer bonds, track bond notices or claims, generate standalone payment-bond waiver instruments, or determine a lien waiver's effect on bond rights. A state-prescribed lien-waiver form may itself affect bond rights; SubLien doesn't give legal advice on that effect.
What happens in states whose form needs a notary or witness?
In Mississippi and Wyoming, whose forms carry a notarial certificate, SubLien prepares the form and your subcontractor signs it before a notary and uploads the completed document instead of e-signing. In Georgia, the forms need a witness instead of a notary and use the same upload route. Your team records its own review. SubLien does not determine whether notarization is required or sufficient.
What do I get back after the sub signs?
A signed PDF with its signature certificate and audit trail, plus a fingerprint printed on the document. An electronic signature also carries an embedded seal, and the signing record gets an RFC 3161 timestamp. Anyone can paste that fingerprint, or choose the PDF, in the public lookup at sublien.com/verify — no account, no sign-up — and see whether it matches the stored record. It says nothing about coverage, payment or enforceability; it only shows whether the document matches the record.
New to lien waivers? Start with what a lien waiver is and how it differs from a lien release. New to the four types? Conditional vs. unconditional lien waivers explains which one belongs at which point in a payment run. For statute citations and configured notes state by state, see lien waiver requirements by state. Also on every sub’s record: COI tracking and insurance minimums by trade. Weighing this against another tool? Why SubLien shows the vendor record, integrations and project closeout.
See the signing experience in fifteen minutes.
Bring a project. We’ll prepare a waiver and send it to a test address so you can try the same steps as your sub.