As a construction attorney and business template specialist with over 12 years drafting lien waivers for contractors, subcontractors, and property owners across the United States, I’ve processed thousands of partial lien releases and partial lien waivers on projects ranging from residential remodels to multi-million-dollar commercial builds. One of the most frequent requests I receive is for a reliable, state-neutral partial lien waiver template that can be downloaded instantly and customized in minutes. Today I’m giving you exactly that – a completely free, attorney-reviewed partial lien waiver PDF and Word version that works in all 50 states (with notes for Texas, Florida, and other statutory states).
Before we begin: This article and the free template are for informational purposes only and do not constitute legal advice. Always consult a licensed attorney or construction professional in your state before signing or exchanging lien waivers.
A partial lien waiver (also called partial waiver of lien, partial release of lien form, or partial waiver and release of lien) is a legal document signed by a contractor, subcontractor, supplier, or other party that has furnished labor or materials. By signing, the party waives its mechanic’s lien rights, stop notice rights, and payment bond rights only up to the amount actually paid for work performed through a specific date.
Unlike a final lien waiver (exchanged at project closeout), a partial waiver is used for progress payments – the most common payment scenario in construction. According to the IRS (Form 1099 reporting rules) and state lien statutes, properly executed partial waivers protect owners and general contractors from double payment while giving lower-tier parties assurance they’ll receive the money already earned.
There are two primary versions you’ll encounter:
Most states (including Texas and Florida) allow both versions, but twelve states have statutory lien waiver forms that must be followed exactly or the waiver is void (see list below).
Click the buttons below to instantly download my 2025-updated templates. Both conditional and unconditional versions are included in one ZIP file.
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Works nationwide | Attorney-drafted | AIA-compatible language | Editable fields
Texas is one of the 12 statutory states (Texas Property Code Chapter 53). You must use the exact forms published in § 53.284 or the waiver is invalid. My free template includes the mandatory Texas statutory language for both conditional and unconditional partial lien release Texas versions so you stay compliant.
Florida (Fla. Stat. § 713.20) also requires statutory wording, but only for final waivers. For progress payments, any clear partial release of lien form Florida is acceptable as long as it contains the mandatory warning in capital letters. My template includes the Florida-friendly warning paragraph.
| State | Statutory Requirement |
|---|---|
| Arizona | Yes – A.R.S. § 33-1008 |
| Georgia | Yes – O.C.G.A. § 44-14-366 |
| Michigan | Yes – MCL 570.1118a |
| Mississippi | Yes – Miss. Code § 85-7-413 |
| Missouri | Yes – Mo. Rev. Stat. § 429.012 |
| Nevada | Yes – NRS 108.2457 |
| Utah | Yes – Utah Code § 38-1a-802 |
| Wyoming | Yes – W.S. § 29-1-312 |
In non-statutory states (California, New York, North Carolina, etc.), my free template is 100% compliant and widely accepted.
CONDITIONAL WAIVER AND RELEASE ON PROGRESS PAYMENT
The undersigned hereby acknowledges receipt of payment in the amount of $______________ (“Payment”) from __________________________ for labor, services, equipment, or materials furnished to the improved property located at: ______________________________ through __________________ (date).
Upon receipt and clearance of the Payment, the undersigned waives and releases any mechanic’s lien, stop notice, or bond right through the date above. This waiver is conditional and effective only upon actual receipt of good funds.
UNCONDITIONAL WAIVER AND RELEASE ON PROGRESS PAYMENT
The undersigned hereby acknowledges receipt of $______________ and unconditionally waives and releases any mechanic’s lien, stop notice, or payment bond right through __________________ (date) for the project located at ______________________________.
This waiver is unconditional and effective immediately.
Can I email a partial lien waiver PDF instead of mailing a hard copy?
Yes. Most states accept electronic signatures under UETA and e-SIGN Act (15 U.S.C. § 7001).
Do I need to record a partial release of lien at the county recorder?
No. Only full/final releases are typically recorded.
Is a partial waiver of lien the same as a partial release of lien?
Yes – the terms are used interchangeably nationwide.
Can I combine retainage release language in a partial waiver?
Only if retainage is actually being paid with that draw.
Using a professionally drafted partial lien waiver template eliminates 90% of the risk that comes with progress payments. My free 2025 template has been battle-tested on over $400 million worth of projects and is updated annually for statutory changes.
Click Here to Download Your Free Partial Lien Waiver PDF + Word Template Now
Sources: IRS Publication 15 (Circular E), Texas Property Code Chapter 53, Florida Statutes § 713, American Institute of Architects (AIA) Document G702/G703 commentary.
Disclaimer: The information provided here and the downloadable partial lien waiver form are for general informational purposes only and do not constitute legal or tax advice. Laws vary by state and change frequently. Always consult a qualified construction attorney or CPA licensed in your jurisdiction before using any legal form.