Generate Florida-statutory-compliant lien waivers in 30 seconds. All 4 waiver types from Fla. Stat. 713.20. Free, no signup, download as PDF.
Built by a Tampa Bay contractor who got sick of filling waivers in Word.
Read this: This tool generates waivers using statutory language from Fla. Stat. 713.20. For complex jobs, disputes, or out-of-state work, confirm with your attorney. Workhand is not a law firm.
Waiver details
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PDF downloaded. Send it to your customer or GC.
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Pick the waiver type that matches where you are in the job. A progress payment waiver covers one draw and leaves your lien rights intact for everything after that date. A final payment waiver wipes out all remaining lien rights on the project, so only use it on the closeout check.
Fill in the project owner, the project address, your company as payee, and the payment amount. The Payment Through Date is the cutoff date the waiver covers. For a progress payment, this is usually the date through which you performed the work being paid for. For a final payment, this is the date the job was completed.
If there is anything in dispute, like retention or a pending change order, drop it in the Exceptions field. Florida courts read waivers narrowly, so writing the carve-out into the document protects those specific claims even if you sign the waiver for the rest.
Hit Generate PDF. The file downloads to your browser. Sign it, scan it back, send it to your customer or GC. Nothing leaves your browser. We do not store the waiver or any of the data you entered.
Which waiver type do I need?
Are you the one getting paid?
Yes. You give a waiver to receive payment. The owner or GC keeps the signed waiver as proof you released your lien rights for that draw.
Got the check in hand AND has it cleared?
No, not yet. Use a conditional waiver. It only takes effect once the funds clear, which keeps you protected if the check bounces.
Yes, the check cleared. Use an unconditional waiver. The owner usually wants this one for their lender.
Is this the last payment for this job?
No. Use a progress payment waiver. You only waive lien rights through the payment-through date.
Yes. Use a final payment waiver. You waive all remaining lien rights on the project.
Florida lien law basics
Florida is a lien-friendly state for contractors, but only if you follow the rules. The lien itself is created by statute (Fla. Stat. Ch. 713) and is one of the strongest collection tools a contractor has. Lose your lien rights and you are an unsecured creditor, which is a much worse spot to be in.
The 90-day window is the one that catches people. You have 90 days from the last date you performed labor or furnished materials on the project to record a Claim of Lien. Day 91, your lien is dead. Tagging on punch-list work or "warranty calls" to try to extend the clock does not work. Plan your collection timeline around the 90 days.
If you are a sub or material supplier without a direct contract with the owner, you must also serve a Notice to Owner within 45 days of first working on or delivering to the job. Miss that 45-day window and you have no lien rights on the project even before the 90-day clock starts. The Notice to Owner is a separate document from a waiver. This tool does not generate one.
Five things small contractors get wrong in Florida lien practice: (1) signing unconditional waivers before the check clears, (2) using a Word doc that does not match the statutory wording word for word, (3) waiving retention by accident on a progress waiver because they did not realize the standard form covers it, (4) forgetting to list pending change orders or backcharges under Exceptions, and (5) thinking a Notice to Owner is optional for subs (it is not).
The four statutory waiver forms in Fla. Stat. 713.20(8) are the only forms an owner or lender can require you to sign. If someone hands you a custom waiver that adds extra terms, you can refuse and offer one of these four statutory forms instead. That right is in the statute.
Frequently asked questions
Is this Florida lien waiver legally valid?
The waivers generated by this tool use the exact statutory language from Florida Statute 713.20. Florida is one of a handful of states that mandates specific waiver wording. If a waiver does not match the statutory form, it can be challenged. This tool reproduces that form word for word, then drops your job-specific details (owner, project, amount, dates) into the bracketed fields. For complex jobs, disputes, or out-of-state work, confirm with your construction attorney.
What is the difference between conditional and unconditional lien waivers in Florida?
A conditional waiver only takes effect once you actually receive payment. If the check bounces or never clears, the waiver is void and your lien rights remain. An unconditional waiver releases your lien rights the moment you sign, whether or not you have been paid. Most Florida contractors give conditional waivers before they have the check in hand, then swap to unconditional waivers after the funds clear.
When should I use a progress payment waiver versus a final payment waiver?
Use a progress payment waiver for any draw that is not the last one on the job. It only waives lien rights for work performed through a specific date, so you keep lien rights on everything after that date and on retention. Use a final payment waiver only on the closeout draw when the job is done and you are getting the last check. The final payment waiver waives all remaining lien rights on the project.
Do I need to notarize a Florida lien waiver?
No. Florida Statute 713.20 does not require a notary for any of the four statutory waiver forms. The waiver only needs to be in writing, contain the statutory language, and be signed by the lienor. Some out-of-state owners and lenders will ask for a notary out of habit, which is fine, but Florida law does not require it.
What happens if I give a waiver but never get paid?
If you gave a conditional waiver, you keep your lien rights because the waiver was only conditional on receiving payment. If you gave an unconditional waiver, you have likely waived your lien rights for that payment amount whether or not the check ever clears. That is why the statute requires the bold notice on unconditional waivers warning you not to sign one without payment in hand.
How long do I have to file a lien in Florida if I do not waive my rights?
Ninety days from the last date you performed labor or furnished materials on the project. That clock is hard. If you miss day 91, your lien is dead. Most contractors who lose lien rights in Florida lose them either because they signed an unconditional waiver too early or because they did not file a Notice to Owner within 45 days of starting on the job, which is a separate prerequisite for subs and suppliers.
Can I add exceptions to a Florida lien waiver?
Yes. Florida courts have consistently held that lien waivers only waive what they expressly cover. If there is a disputed change order, unpaid retention, or backcharge in play, list it under an Exceptions section of the waiver. The statutory form does not prohibit exceptions, and writing them in protects your right to claim for those specific items. This tool has an Exceptions field for that purpose.
Is this tool only for Florida lien waivers?
Yes. Lien waiver requirements vary state by state. California has its own statutory forms. Texas has different ones. Arizona, Georgia, and a few others mandate specific wording too. This generator uses the Florida statutory language verbatim and is intended for Florida projects. Using a Florida waiver on a project in another state could create enforceability problems on either side.
About this tool
Built by Andrew Bernardo, project manager at a Tampa Bay pool building company and founder of Workhand. After watching crews fight Word templates and lose lien rights on six-figure jobs, I built this so any Florida contractor could spin up a statutory-compliant waiver in 30 seconds.
This generator is free. No signup, no email gate. The tool runs entirely in your browser. Nothing you type leaves your device.
If it saves you a headache, the best thank-you is a look at Workhand, the construction app I built for working contractors. It is what powers the rest of the job, from estimate to invoice to crew chat.
Operated by Innovative Ops LLC, Wesley Chapel, Florida. Not a law firm. Not legal advice. Use at your own risk.