Michael Belasco
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Contracts and Lien Waivers: What Our RV@Olympic Experience Taught Us About Protecting Your Project

Every real estate developer eventually runs into an issue that reinforces, in vivid and, if unlucky, expensive detail, as to why good contracts and clean closeout processes exist.

For me, RV@Olympic, our ground-up development of an RV park and campground near Olympic National Park, had a few reinforceable issues that thankfully, we were able to prevent from becoming material.

It was a great site, a solid team, and for the most part, smooth sailing. But as we neared completion, we ran headlong into a situation that every developer dreads: late, surprise invoices for unapproved change orders that surfaced months after the work was done.

The experience was frustrating and revealing. It drove home, in real terms, why lien waivers, contract language, and documentation aren’t just “paperwork.” They’re your shield against risk, confusion, and in some cases, litigation.

lien waiver

Good contracts and clear lien waiver processes protect both relationships as well as projects.

The Situation: A Surprise at the Finish Line

Months after a subcontractor of ours had finished their work and left the site, a package of new invoices landed in my inbox. They included a set of change orders we had never seen before, each referencing work that had been completed long ago.

No prior discussion.
No formal submission.
No signed change order.

Just invoices, presented as if they were already due.

We’d already paid the final balance and had a signed unconditional lien waiver from the subcontractor, covering all work performed through that point. The lien waiver was clear: all work completed to date had been paid in full, with no pending claims.

The new invoices didn’t just raise a financial issue, they called into question the integrity of the process.

The Response: Facts, Fairness, and Firm Boundaries

Our first step was to stay calm and go back to the fundamentals: the contract.

The agreement we had signed stated clearly that: “Any modifications or changes to this contract will require a change order to be signed by both parties.”

That clause mattered more than ever. Throughout the project, we’d handled legitimate change orders properly: the subcontractor presented the scope, we discussed cost and timing, and both parties signed off before any work was done.

But these new ones? They came months after demobilization, with no record of discussion, documentation, or authorization.

In short: they were unapproved and invalid.

We politely but firmly explained that the project had been closed, payments completed, and all obligations met. The lien waiver had already extinguished any right to claim additional payment for past work.

And while we always aim to be fair and collaborative with our subcontractors, had this been handled differently, we might have been open to a conversation. This process left us no choice.

What Is a Lien Waiver and Why It Matters

A lien waiver is a signed document from a contractor or subcontractor confirming they’ve been paid for work performed through a certain date, and that they waive any future right to file a lien for that work.

There are two main types:

  • Conditional Lien Waiver: Valid only once payment is actually received.
  • Unconditional Lien Waiver: Immediately releases lien rights for the work covered, regardless of whether payment has cleared.

In most states, once a contractor signs an unconditional lien waiver, they can’t retroactively claim additional payment for that period. It’s one of the most important safeguards in construction, for both sides.

For developers, it ensures clean title and prevents disputes from creeping into later phases of financing or sale.

For contractors, it provides a clear record of what’s been paid and protects them from misunderstandings.

But a lien waiver is only as good as your process. You need to tie it to every progress payment and retain signed copies at each draw.

Dual Lien Waiver Template

To make it easier to apply this process to your own projects, we’ve created a free, downloadable Dual Lien Waiver Template: a one-page form that includes both the Conditional and Unconditional lien waivers side by side.

You can use this to document each pay application as it moves from conditional upon payment to unconditional upon clearance, keeping your project records clean, defensible, and audit-ready.

Download the Dual Lien Waiver Template (PDF)

(For educational use only. Always consult legal counsel before using on live projects.)

To make this guide accessible to everyone, it is offered on a “Pay What You’re Able” basis with no minimum (enter $0 if you’d like) or maximum (your support helps keep the content coming). Just enter a price together with an email address to send the download link to, and then click ‘Continue’. If you have any questions about our “Pay What You’re Able” program or why we offer our models and tools on this basis, please reach out to either Mike or Spencer.

Proceed to Download Page

How to Protect Yourself (and Your Project)

Here are the key takeaways and steps every developer or owner’s rep should build into their contract management process:

  1. Establish Clear Change Order Procedures

Spell it out in the contract that no change is valid unless signed by both parties. This protects everyone. If an unforeseen condition arises, it should trigger a formal discussion, not a surprise invoice months later.

  1. Require Signed Lien Waivers with Each Payment

Each pay application should include a corresponding lien waiver,  conditional when submitted with the payment request and unconditional after funds clear. This closes the loop cleanly at every phase and prevents lien claims from piling up at project closeout.

  1. Keep Meticulous Communication Records

Maintain a single source of truth: emails, meeting notes, and signed documents. When disputes arise (and they will), documentation is your best defense, and often your best evidence of good faith.

  1. Close Out Formally

Never assume “silence equals agreement.” Once work wraps, send a clear notice that the subcontract is complete, final payments have been made, and the contract is closed. That clarity matters if new invoices appear later.

  1. Lead with Professionalism, but Hold the Line

Be open to communication, but unwavering on principle. Fairness doesn’t mean flexibility on written agreements, it means consistency, transparency, and integrity.

Lessons Learned: Why Documentation Is Worth Its Weight in Gold

Looking back on RV@Olympic, what stood out wasn’t the financial dispute, it was how much stress and confusion could’ve been avoided with better discipline from all parties.

Good projects are built on trust, but trust must be paired with structure. Clear contracts, approved change orders, and lien waivers aren’t signs of distrust; they’re the framework that allows trust to function safely.

In our case, that framework worked exactly as intended. The contract language, the lien waiver, and our documentation kept the project protected and ensured we fulfilled our obligations completely and transparently.

And that’s the lesson:

In real estate development, process is protection. Documentation is integrity. And a signed lien waiver is peace of mind.

Takeaway Summary

  • Always have signed, mutual change order procedures.
  • Tie lien waivers to every payment.
  • Document everything. It’s your evidence of professionalism.
  • Close projects explicitly and in writing.
  • When disputes arise, stay calm, reference facts, and let the process do its job.

Frequently Asked Questions about Contracts and Lien Waivers

A lien waiver is a signed document from a contractor or subcontractor confirming they’ve been paid for work performed through a certain date, and that they waive any future right to file a lien for that work. It is “one of the most important safeguards in construction, for both sides.” For developers, it helps ensure clean title and avoid future disputes. For contractors, it documents payment received and prevents misunderstandings.

A Conditional Lien Waiver is valid only once payment is actually received. An Unconditional Lien Waiver immediately releases lien rights for the work covered, regardless of whether payment has cleared. The post notes that “in most states, once a contractor signs an unconditional lien waiver, they can’t retroactively claim additional payment for that period.”

The invoices were for unapproved change orders that had no prior discussion, no formal submission, and no signed authorization. The contract clearly stated: “Any modifications or changes to this contract will require a change order to be signed by both parties.” Additionally, a signed unconditional lien waiver had already been provided, confirming full payment for all previous work.

Change orders must be formally documented and signed by both parties before the work is done. “Throughout the project, we’d handled legitimate change orders properly: the subcontractor presented the scope, we discussed cost and timing, and both parties signed off before any work was done.”

Without signed change orders, developers risk receiving surprise invoices “months after the work was done,” which can lead to disputes and confusion. As stated in the blog, “They didn’t just raise a financial issue, they called into question the integrity of the process.”

Each pay application should be tied to a lien waiver—conditional when submitted with the request, and unconditional once the payment clears. “This closes the loop cleanly at every phase and prevents lien claims from piling up at project closeout.”

The blog recommends keeping meticulous communication records, including emails, meeting notes, and signed documents. “When disputes arise (and they will), documentation is your best defense, and often your best evidence of good faith.”

The developer should send a clear notice that the subcontract is complete, all payments have been made, and the contract is closed. “Never assume ‘silence equals agreement.’” Explicit closeout helps prevent post-completion disputes.

It helps developers document both conditional and unconditional lien waivers on a single page for each pay application. It keeps “your project records clean, defensible, and audit-ready.” It’s available as a downloadable PDF for educational use.

About the Author: Michael has spent a decade working in various capacities on more than $7 billion of real estate transactions spanning all asset classes and geographies throughout the USA. Michael is both the founder of Firm Ridge Real Estate, which has a core focus on niche and emerging real estate strategies and A.CRE Consulting, a real estate advisory and financial modeling firm that has provided services on projects totaling more than $21 billion to date. Prior, Michael was a founding member and COO of Stablewood Properties, an institutionally backed real estate operator. And before Stablewood, Michael was at Hines in San Francisco.  Michael has both an MBA and Master in Real Estate with a concentration in Real Estate Finance from Cornell University.

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