Construction Lien Waiver Software for Custom Builders and Remodelers
BuildTools collects, tracks, and stores conditional and unconditional lien waivers from subs and suppliers, tied directly to draws and payments. Stop chasing paper before a draw and keep a clean record on every job.
What it does
- Tracks conditional and unconditional waivers for every sub and supplier on the job.
- Ties each waiver to the related payment, invoice, and draw on the project record.
- Flags missing or outstanding waivers before a draw goes out.
- Stores signed waivers against the project so nothing lives in email or a desk drawer.
- Keeps a dated audit trail of who signed what and when.
- Hands a clean, reconciled record off to accounting and the lender.
Why builders need it
Lien waivers are the paperwork that protects the money. Every sub and supplier that touches a job can file a lien if they are not paid, and a builder who pays out a draw without collecting the right waivers is exposed even after the check clears. The problem is rarely the concept; it is the chasing. Before a draw, someone is emailing trades, re-sending blank forms, matching signed PDFs to invoices, and hoping nothing slipped through before the lender funds. That scramble happens every billing cycle, and it only gets worse as the job count grows.
BuildTools puts the waiver next to the payment it covers, on the project record where the budget, invoices, and draws already live. Conditional waivers go out with the payment, unconditional waivers come back once the money lands, and the system shows at a glance what is still outstanding before a draw is submitted. The builder reviews and approves what gets requested and released; the software just removes the paper-chasing and keeps the trail. When the lender, the title company, or the owner asks for proof, it is already organized by job and ready to hand over.
How BuildTools handles it differently
- Each waiver links to the specific payment, invoice, and draw it covers, so there is no guessing which release goes with which check.
- The project record shows outstanding versus received waivers, so a draw is never submitted with gaps.
- AI can flag which subs and suppliers still owe a waiver for the current draw period, and the builder confirms before anything is requested.
- Signed waivers are stored on the job with a dated record of who signed and when.
- Because payments and invoices already live in BuildTools and stay aligned with QuickBooks, the waiver record reconciles cleanly with accounting.
Common workflows
- A PM prepares a draw and the system shows every sub still missing an unconditional waiver from the last payment.
- A conditional waiver goes out with a progress payment and the unconditional release is tracked back in once funds clear.
- A bookkeeper closes a draw and pulls the full set of signed waivers tied to that billing period.
- An owner or lender requests proof of releases, and the builder exports the organized record by job.
- A builder reviews outstanding waivers across all active jobs before signing off on the week's payments.
Who it is for
Related BuildTools features
Frequently asked questions
What is the difference between a conditional and unconditional lien waiver?
A conditional waiver releases lien rights only once the payment it references actually clears, so it is typically exchanged when the payment is issued. An unconditional waiver releases rights outright and should only be collected after the money has been received. BuildTools tracks both types against the payment and draw they belong to, so you collect the right one at the right time.
How does BuildTools tie waivers to draws and payments?
Each waiver links to the specific invoice, payment, and draw it covers, all on the project record. Before a draw goes out, you can see which subs and suppliers still owe a signed waiver, so nothing is missed in the billing cycle.
Does this reduce lien risk?
It reduces the operational risk of paying out without collecting the proper releases, which is where most builders get exposed. By keeping a complete, dated record of waivers tied to payments, you have organized proof if a question or claim ever comes up. BuildTools is software, not legal advice, so confirm waiver requirements for your state with counsel.
Can I hand the waiver records off to accounting and the lender?
Yes. Signed waivers are stored on the job and organized by draw period, so a bookkeeper or controller can reconcile them against payments and a lender or title company can be given a clean set on request. Because BuildTools stays aligned with QuickBooks, the financial side and the waiver record agree.
Does the AI send waiver requests on its own?
No. AI can surface which subs and suppliers still owe a waiver for a draw and prepare the list, but the builder reviews and approves what gets requested or released. The software removes the paper-chasing without making commitments to your trades on its own.
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