Is the lien waiver tracking spreadsheet really free?

Yes. Download it, use it on as many projects as you like, and share it with your team. There's no signup.

Does it work in Google Sheets or only Excel?

Both. In Google Drive, upload the file and choose Open with → Google Sheets, or use File → Import in a blank sheet. Formulas, dropdowns and colour coding carry over.

Can I track waivers from sub-subs and suppliers?

Yes. Each row has a Tier column (subcontractor, sub-subcontractor, supplier, equipment rental), so lower-tier waivers sit next to the sub's own.

Does the spreadsheet include lien waiver forms?

No. It tracks waivers; it doesn't generate them. Several states require specific statutory forms, so use your state's official form.

Free Lien Waiver Tracking Spreadsheet (Excel & Google Sheets)

What's inside

Tab	What it does
Waiver Log	One row per waiver: project, pay app or invoice number, party, tier, contact email, waiver type, through date, amount, and the requested, received and paid dates. Status, days outstanding and payment check are calculated.
Dashboard	Totals (received, outstanding, overdue, not yet requested), the dollar amount paid without a conditional waiver, the amount to hold, and a per-project breakdown.
Settings	Company name, as-of date, how many days until a request counts as overdue, and your project list.
Email Templates	Copy-and-paste request, reminder and unconditional follow-up emails.
Start Here	A one-page guide, legend and definitions.

How the tracker decides what to flag

Status answers "where is this waiver?":

Not requested: the waiver is logged but nobody has asked for it yet.
Requested: you asked, and it isn't overdue yet.
Overdue: requested longer ago than your threshold (7 days by default) and still missing.
Received: you have the signed waiver.

Payment check answers "is it safe to pay?". It compares the waiver type with the received and paid dates:

Flag	Meaning	What to do
Hold payment	Conditional waiver not received yet	Don't release this payment until it arrives
Paid without waiver	Payment went out before the conditional waiver	Chase it today: this is your lien exposure
Collect now	Payment released, unconditional waiver missing	Request the unconditional waiver for that payment
After payment	Unconditional waiver not due yet	Nothing until you pay
OK	The right waiver is in hand for this step	Nothing

Set it up in 10 minutes

Open the Settings tab. Add your company name and your active projects; they become the Project dropdown.
In the Waiver Log, overwrite the four example rows. Add a row for every waiver you're owed on the current pay apps: usually a conditional progress waiver from each sub and supplier being paid, plus unconditional waivers for last round's payments.
When you ask for a waiver, enter the date requested. When it comes back, enter the date received.
Before each check run, filter Payment check for Hold payment and Paid without waiver. That's your list.
After releasing payments, enter the date paid. The unconditional rows flip to Collect now.

Using it in Google Sheets

Upload lien-waiver-tracker.xlsx to Google Drive, right-click it and choose Open with → Google Sheets, then File → Save as Google Sheets so you can share it with your office manager or bookkeeper. Everything (formulas, dropdowns, conditional formatting) works the same way.

When a spreadsheet stops being enough

The tracker shows you what's missing. It doesn't go and get it. Teams usually outgrow it when:

more than 20–30 waivers are open at any time,
somebody spends hours a week sending "just following up" emails,
more than one person releases payments and the sheet isn't always current.

That's what Autopilot is for: the same tracker in Google Sheets, but it sends the requests and reminders from your own Gmail and hands you an OK-to-pay list before every check run. One-time purchase, no calls.