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Florida Lien Waiver Quick Reference

One-page reference sheet for picking the right Florida statutory waiver. Two yes/no questions get you to one of the four forms under Fla. Stat. 713.20. Download as PDF.

When to use this

Print this sheet, keep it in your truck or estimating folder, and pull it out every time a customer or GC asks you to sign a waiver. Florida has four statutory waiver forms and contractors mix them up constantly. Signing the wrong one can wipe out your lien rights when you needed them most. This sheet gets you to the right form in 15 seconds.

Pair it with the Florida Lien Waiver Generator on workhand.app. The reference picks the right form. The generator produces the actual statutory-compliant PDF. Together they cover the full flow from "which one do I need" to "here is the signed document."

Subs, suppliers, and GCs all need waivers in Florida. Anyone with lien rights on a Chapter 713 job can be asked to sign one. The reference covers the lienor side, which is who is being asked to give up rights in exchange for payment. If you are on the owner side, the same chart still tells you which form to ask for.

What's included

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Florida Lien Waiver Quick Reference
Per Fla. Stat. 713.20. Use this chart to pick the right form, then generate the document.
Step 1. Got the check in hand AND has it cleared?
No. Use a conditional waiver. It only takes effect once the funds clear, which keeps you protected if the check bounces.
Yes. You can use an unconditional waiver. Only sign this after the check has fully cleared, not just deposited.
Step 2. Is this the last payment for the job?
No. Use a progress payment waiver. You only waive lien rights through a specific payment-through date.
Yes. Use a final payment waiver. This waives all remaining lien rights on the project.

The four statutory waiver types (Fla. Stat. 713.20)

Statutory form name When to use
1. Waiver and Release of Lien Upon Progress Payment, Conditional Most common. Use before a draw check clears, when the draw is not the last.
2. Waiver and Release of Lien Upon Progress Payment, Unconditional Use after a draw check has cleared, when the draw is not the last.
3. Waiver and Release of Lien Upon Final Payment, Conditional Use before the closeout check clears.
4. Waiver and Release of Lien Upon Final Payment, Unconditional Use only after the closeout check has cleared. Releases all remaining lien rights on the project.
Generate the actual waiver: Pick the type above, then go to workhand.app/tools/florida-lien-waiver-generator/ for a free statutory-compliant PDF in 30 seconds. No signup.

Need the actual signable waiver?

Use the Florida Lien Waiver Generator. Pick the type from this reference, fill in owner, project, amount, and date. Get a statutory-compliant PDF. Free, no signup.

Open the generator

How to customize

This reference is intentionally not customizable. The four statutory waiver type names come from Fla. Stat. 713.20 word-for-word, and the chart is the decision logic that matches each waiver to its real-world use. Changing the names breaks compliance. Changing the chart logic is how contractors end up signing the wrong waiver.

What you can do is add your company name and license number to the bottom margin if you want a branded version to hand to your subs. Open the downloaded PDF in any PDF editor and drop your info into the footer area. The substantive content stays as-is.

If you work outside Florida, do not customize this. Other states have different statutory regimes. California's are different. Texas, Arizona, and Georgia all have their own forms. Find a state-specific reference instead of editing this one.

For internal training, you can write your company's payment workflow notes in the margins. Example: "We give conditional progress on every draw. We give unconditional only after wire confirms in our bank account, not at deposit." That kind of policy note alongside the chart turns it into a training doc for new estimators or office staff.

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Frequently asked questions

What are the four Florida lien waiver types?
Under Fla. Stat. 713.20, the four statutory waiver forms are: (1) Waiver and Release of Lien Upon Progress Payment, conditional. (2) Waiver and Release of Lien Upon Progress Payment, unconditional. (3) Waiver and Release of Lien Upon Final Payment, conditional. (4) Waiver and Release of Lien Upon Final Payment, unconditional. These are the only four forms an owner or lender can require a Florida lienor to sign.
How do I know which lien waiver to use on a given payment?
Two questions decide it. First: has the payment check cleared? If no, use a conditional waiver. If yes, you can use an unconditional waiver. Second: is this the last payment on the job? If no, use a progress payment waiver. If yes, use a final payment waiver. That combination of two answers picks one of the four statutory forms.
Why is the difference between conditional and unconditional so important?
A conditional waiver only takes effect once you have actually been paid. If the check bounces, the waiver is void and your lien rights survive. An unconditional waiver releases your lien rights the moment you sign, paid or not. Signing an unconditional waiver before the check clears is the single most common way Florida contractors lose lien rights they were supposed to have.
Does this reference sheet replace the actual waiver form?
No. The reference is a decision tree to pick the right type. The actual waiver document has to use the exact statutory language from Fla. Stat. 713.20. Use the Florida Lien Waiver Generator at workhand.app/tools/florida-lien-waiver-generator/ to produce a compliant, signable PDF in 30 seconds.
Can I use a Florida waiver on an out-of-state job?
No. Lien waiver requirements are state-specific. California, Texas, Arizona, Georgia, and several others have their own statutory forms. A Florida waiver on an Arizona project may not be enforceable in either direction. Use the form for the state where the project is located.