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AI agent for carpenters

Milestone Invoice and Lien Waiver Agent

Stage invoices go out promptly and correctly, with waivers and lien deadlines tracked.

AdministrationBudgets and moneyReal estate and construction
See how it worksGet access
Milestone Invoice and Lien Waiver Agent: what goes in, what the agent does and what you get

What it does

You finish rough-in on Monday and send the invoice two weeks later, and you forget the lien waiver exchange. This agent tracks milestones against the contract. When work is verified by photos or customer sign-off, it drafts the stage invoice, and prepares the waiver documents to match the payment. It checks that the amounts match the contract and any change orders. If they do not, it corrects the draft and rechecks. After sending, it tracks payment and lien deadlines and reminds you. You approve every invoice and waiver. Edge case: a change order approved by text message is flagged until a signed copy is on file.

How it works

Follow the arrows from top to bottom. The orange dashed arrow is the loop: when a check fails, the agent goes back and tries again.

Start and resultWhat it doesA check on its own workWaits for your OKGoes back and retries
Yes, continueYes, continueApprovedApprovedNoNo 1 STARTS WHEN Milestone marked complete 2 USES A TOOL Read contract, change orders and completion evidence 3 CHECKS THE RESULT Is completion verified by photo or customersign-off? If not: Ask the contractor for photos or sign-off. Backto step 2. 4 DOES Draft the invoice with the stage amount and signedchange orders 5 CHECKS THE RESULT Does the total equal the contract plus approvedchange orders? If not: Correct the amount or request the missing changeorder. Back to step 4. 6 DOES Prepare the lien waiver for the invoice amount 7 YOU APPROVE Contractor approves the invoice and waiver 8 USES A TOOL Track payment and lien filing deadlines 9 DOES Draft reminders for unpaid invoices 10 YOU APPROVE Contractor approves each reminder 11 RESULT Invoice and waiver log
Read the steps as a list
  1. Milestone marked complete
  2. Read contract, change orders and completion evidence
  3. Is completion verified by photo or customer sign-off?If not: Ask the contractor for photos or sign-off. Back to step 2.
  4. Draft the invoice with the stage amount and signed change orders
  5. Does the total equal the contract plus approved change orders?If not: Correct the amount or request the missing change order. Back to step 4.
  6. Prepare the lien waiver for the invoice amount
  7. Contractor approves the invoice and waiverThe agent waits here for your OK.
  8. Track payment and lien filing deadlines
  9. Draft reminders for unpaid invoices
  10. Contractor approves each reminderThe agent waits here for your OK.
  11. Invoice and waiver log

How it decides

It invoices a milestone only when completion is verified and the amount equals the contract stage plus signed change orders.

  • Invoice only verified milestones
  • Count only signed change orders
  • Remind at 7 days after the due date
  • Show lien deadline dates on the tracker

Make it yours

Every agent is a starting point. You choose these settings for your own situation.

  • Payment schedule template
  • Reminder timing (default 7 days)
  • Lien deadline rules
  • Invoice format

What keeps you in control

It always asks you first

  • Contractor approves each invoice and waiver
  • Contractor approves each reminder

Hard limits

  • Never send invoices or waivers itself
  • Never give legal advice on lien rights

It stops when

  • Done: invoice paid and waiver exchanged
  • Stop: contract terms unclear

Set it up

We guide you through the set-up, step by step

Members get the full set-up guide for this agent. No technical skills needed: you copy, paste and upload.

10 minto set it up in your AI
5 AIsChatGPT, Claude, Copilot, Gemini, Grok
  • One set of instructions to paste into your AI, with the clicks for ChatGPT, Claude, Microsoft 365 Copilot, Gemini and Grok
  • The agent then walks you through connecting your own data, one source at a time
  • A downloadable copy with the flow chart, the rules and the full guide
Get access to this agent

An example run

What happensRough-in on a $38,000 electrical job triggered a 30% stage, $11,400. The agent found a $950 change order approved by text only. It excluded it until a signed copy arrived and drafted the invoice at $11,400. After the signed order came, it drafted a separate $950 invoice. The contractor approved both and the conditional waiver.

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