Florida now requires lien waivers to match statutory language exactly — and advance waivers are illegal. SubPaperz keeps you on the right side of the law without the headache.
What Florida Law Requires
Exact statutory language, no customizing
As of July 1, 2025, Florida requires lien waivers for both progress and final payments to match the forms prescribed by Florida statute. Custom language or modified forms create legal exposure on every job.
Advance waivers are prohibited
Florida law does not allow lien waivers before a sub is paid. You can't collect a blanket waiver upfront. Each payment requires its own properly timed waiver — which means your collection process has to be airtight.
Notice to Owner — 45-day window
Florida subs must serve a Notice to Owner within 45 days of starting work to preserve lien rights. As a GC, knowing which subs have done this matters for your compliance picture.
COIs matter — especially with hurricane endorsements
Florida's construction insurance landscape is unique. COI tracking is critical, and certificates need to be current before any sub sets foot on your site.
We're not lawyers — this is general information, not legal advice. Consult a Florida construction attorney for guidance specific to your projects.
Every Florida GC has been here. It doesn't have to keep happening.
Florida's new law means any deviation from the statutory form is a problem. One wrong waiver can delay your draw or void your lien protection entirely.
In Florida's active construction market, liability gaps move fast. An expired certificate is your problem once they're on your site.
Hunting W-9s and waiver PDFs through email threads is not a compliance system. It's a disaster waiting to happen.
Features
No more juggling apps, email, and paper. One login covers it all.
Florida-compliant statutory language, auto-filled. No guessing, no custom edits that create exposure. The right form, every payment.
Upload certificates, track expiry dates, get email reminders 30/60 days out. Never get caught with a lapsed COI on a Florida job site.
Send a link, your sub fills it on their phone. Auto-generated PDF stored and ready for tax time.
Template with scope, payment terms, and liability clauses. Fill in the blanks, send for e-sign.
AIA-style G702/G703 pay apps, fillable online. Track retainage and scheduled values, download clean PDFs.
Send a link, your sub signs from their phone in the field. No app download. Audit trail included.
Pricing
No per-doc fees. No surprise charges. Pay for what you need.
Pro
FREE TRIALFirst month free — then $49/mo, cancel anytime
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Team
All plans billed monthly. Cancel anytime. Stripe handles all payments — we never store card info.
SubPaperz keeps every Florida GC's compliance docs current, compliant, and easy to find.
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The exact checklist Florida GCs use to stay protected on every project — W-9s, COIs, lien waivers, pay apps. Free PDF, no account needed.