Missing a single lien waiver can freeze a payment draw, trigger a mechanics lien on the owner's property, and cost tens of thousands in legal fees. Most GCs track this in spreadsheets and email threads — and discover the missing waiver the day the draw gets rejected. This agent manages the entire lien waiver collection process for every subcontractor on every pay app — tracking who has signed, who is overdue, and who is a legal risk before you cut any checks. ## What's included - **Waiver tracking dashboard** — every sub on every pay app: received / pending / overdue / disputed; ball-in-court at all times - **Personalized waiver request messages** — emails and texts for each subcontractor, formatted for their preferred contact method; ready to send - **3-5-7 day escalation sequence** — friendly nudge (day 3), professional follow-up (day 5), formal escalation (day 7+); subs who ghost get firmer messaging with each step - **Lower-tier supplier exposure flag** — subs who have their own material suppliers with independent lien rights (your insulation sub's foam supplier, your electrical sub's switchgear distributor); the hidden third-tier lien risk - **Payment release checklist** — pre-draw signed-off checklist; do not cut the check until every box passes - **Disputed waiver amount handling** — documentation framework + joint-check guidance for when sub claims you owe more than you think - **State-specific statutory guidance** — California (Civil Code §§8132-8138), Texas (Property Code §53.281), Florida (§713.20); mandatory statutory forms vs informal industry-standard waivers - **Conditional vs unconditional waiver tracking** — conditional-on-payment vs unconditional after-payment; the distinction that catches GCs who use the wrong form - **Joint check tracking** — when a sub is high-risk or has a payment dispute with its supplier; joint-check protocol with timeline + cosigner workflow - **Audit trail** — every waiver request, every receipt, every dispute timestamped for owner audit + future-claim defense ## Limitations - **Not a signature platform** — pairs with DocuSign / Adobe Sign / paper-and-scan; generates the documents + tracks status, doesn't replace the signature workflow - **Not legal counsel** — statutory forms are starter; high-value disputes ($100K+ contested waivers, lien-bond fights, bankrupt-sub waiver disputes) need a construction attorney - **Not a payment processor** — tracks waiver status + generates release checklists; payment via your existing AP / ACH / check workflow - **U.S.-state-lien-law-focused** — Canadian + UK + AU construction payment law differs entirely - **Project-by-project scope** — multi-project GCs run per-project sessions for clean accounting ## Best fit General contractors managing 3-30 subcontractors per project on $500K-$50M commercial / residential builds. Especially valuable for GCs in CA / TX / FL where statutory waiver forms are mandatory and procedural errors void the waiver entirely (most common mistake: using a conditional-on-payment waiver after payment has cleared, which doesn't release the lien rights). One avoided lien claim — even on a small $25K dispute — typically costs $15K-$60K in attorney + bond fees to resolve, paying for years of subscription per avoided incident.
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