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Statutory forms, Mo. Rev. Stat. § 429.016.27

Missouri
Lien Waiver Forms

Missouri lien waivers: one statutory form, the unconditional final waiver for residential property

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State Rules

How Missouri treats lien waivers

Missouri prescribes a single statutory lien waiver form: the "Unconditional Final Lien Waiver for Residential Real Property" in Mo. Rev. Stat. § 429.016.27, which is only valid on a form substantially as set out in the statute. Every other waiver (conditional, progress, or anything on commercial property) has no prescribed form and is a matter of contract, though § 429.005 voids lien waivers demanded as the price of being awarded the contract. No notarization or witness is required, but beware: the statutory residential waiver is enforceable even if the promised payment never arrives (§ 429.016.29).

What to know about Missouri lien waivers

  • Missouri prescribes only one statutory waiver form: the "Unconditional Final Lien Waiver for Residential Real Property" (§ 429.016.27). When the project is residential, the unconditional final waiver is generated on that statutory form automatically; all other waiver types use general-purpose forms, which § 429.016.25 permits.
  • The § 429.016 regime covers new residential construction or development intended for sale or occupancy (including condominiums, townhomes, and co-ops). Repair or remodel work on owner-occupied residential property of four units or fewer falls under § 429.013 instead, and commercial projects have no statutory waiver forms.
  • The unconditional final residential waiver is valid and enforceable even if the claimant never receives the promised payment (§ 429.016.29): sign it only after payment in full.
  • A claimant who recorded a notice of rights and has been paid in full must furnish the unconditional final waiver no later than 5 calendar days after a written request; failure carries a $500 statutory penalty and presumed slander-of-title liability (§ 429.016.30).
  • On the statutory form, the signer's name, title or position, address, and telephone number must be typed or legibly printed immediately above or below the signature, with the signing date immediately adjacent to the signature.

Missouri lien waiver forms we generate

Missouri prescribes the waiver language by statute; we generate the exact text of Mo. Rev. Stat. § 429.016.27, filled in with your project details.

Conditional Progress

Conditional Waiver and Release of Lien: Progress Payment

Signed when a progress payment is promised: the waiver only takes effect once that payment actually arrives.

Unconditional Progress

Unconditional Waiver and Release of Lien: Progress Payment

Signed after a progress payment has been received: immediately waives lien rights for work through the covered date.

Conditional Final

Conditional Waiver and Release of Lien: Final Payment

Signed when the final payment is promised: waives all remaining lien rights, but only once the payment clears.

Unconditional Final

Unconditional Waiver and Release of Lien: Final Payment

Signed after the final payment is in hand: a complete, immediate waiver of lien rights on the project.

Download the blank Missouri forms

The statutory text with every blank left empty, as a PDF to fill in by hand. Free, no account needed.

Signing a lien waiver in Missouri

Execution rules (the form's wording, notarization, witnesses, and whether an electronic signature works) are set by state law. Here's what applies in Missouri, built into every waiver we generate.

Advance waivers

Mo. Rev. Stat. § 429.005.1: an agreement to waive mechanic's lien rights in anticipation of and in consideration for the awarding of a contract or subcontract, whether express or implied, is against public policy and unenforceable.

Missouri execution rules

  • ⚖ Statutory form: the waiver must substantially follow the form in Mo. Rev. Stat. § 429.016.27; we generate the statutory text as written.
  • ✓ Notarization: not required in Missouri.
  • ✓ Witness: not required in Missouri.
  • ✓ E-signature: available. Send Missouri waivers for electronic signature and get the signed copy stored with a tamper-evident audit certificate.

Missouri lien waiver questions

Which lien waiver forms does Missouri use?
Missouri prescribes one statutory lien waiver form in Mo. Rev. Stat. § 429.016.27. It is the Unconditional Final Lien Waiver for Residential Real Property. Other Missouri waivers have no prescribed form and use our general-purpose forms.
Do Missouri lien waivers need to be notarized?
No. Missouri does not require lien waivers to be notarized.
What is the difference between a conditional and an unconditional lien waiver in Missouri?
A conditional waiver takes effect only once the payment it describes actually arrives; if the check bounces or never comes, your lien rights survive. An unconditional waiver gives up lien rights as soon as it is signed, whether or not you are ever paid, so sign one only after the money is in hand.
What is the difference between a progress and a final lien waiver in Missouri?
A progress waiver covers a single progress payment and waives lien rights only for work through a stated date, leaving rights for later work intact. A final waiver goes with the last payment and waives all remaining lien rights on the project.
Is a lien waiver signed in advance enforceable in Missouri?
Mo. Rev. Stat. § 429.005.1: an agreement to waive mechanic's lien rights in anticipation of and in consideration for the awarding of a contract or subcontract, whether express or implied, is against public policy and unenforceable.

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Bordering states

Every state's waiver rules are different. Check before you sign.