VA mechanic's lien discharge bonds.
Clear the title. Keep moving.

A mechanic's lien freezes everything it touches — closings, refinances, draws. A discharge bond swaps the surety's guarantee for the property, so the lien comes off the title. Flat 2%, 48-hour underwriter response.

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Discharges the lien without paying the claim — you keep every defense you have

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Virginia sets the bond at double the lien amount (Va. Code §43-70/-71)

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Same rate for everyone — 2% flat, posted, no leverage games when you're in a hurry

48 hrsunderwriter responseA-ratedA.M. Best carriers$50Maggregate capacity

Trusted by industry leaders

How it works

From frozen title to discharged lien.

Every day the lien sits on the title costs you leverage, interest, or a closing date. Here's the entire process:

TODAY · 5 MINUTES

Apply + send the lien documents

The application plus a copy of the lien (memorandum) and any court documents — that's the file. Send documents to underwriting right after you submit; everything is reviewed together.

WITHIN 48 HOURS

A human underwrites it

A licensed underwriter reviews the lien, the dispute, and your file. Larger or heavily contested liens can require financials — you'll get one checklist, once.

ON APPROVAL

File & discharge

Your attorney files the executed bond with the circuit court, the surety is approved, the lien is released from the property, and your closing, refinance, or draw schedule starts moving again.

The whole pricing page.

Bond amount × 2% = your premium, one-time, $100 minimum. In Virginia a $100,000 lien means a ~$200,000 bond — $4,000.

$50,000 lien → $100K bond

$2,000

$100,000 lien → $200K bond

$4,000

$500,000 lien → $1M bond

$20,000

About this bond

What it is and who needs it.

What a discharge bond actually does

When a contractor, sub, or supplier files a mechanic's lien, the property itself becomes their security. Until it's resolved, title companies won't close, lenders won't fund, and draws stop. Virginia law lets you swap the property out and a surety bond in — the court sets the bond in the penalty of double the lien amount.

The lien is then released from the real estate. The dispute itself continues — bonding off a lien is not paying it and not admitting it's valid. If the lienor ultimately proves the claim, the bond pays; if they don't, it expires with the dispute.

That makes this the rare bond bought for leverage: you stop negotiating with your closing date held hostage and start negotiating on the merits of the claim.

VA Mechanics' Lien LawVirginia Code §43-71 (before suit) and §43-70 (after suit) let the owner, general contractor, or other party in interest release a mechanic's lien by filing a bond — in the penalty of double the amount of the lien plus costs, with surety approved by the circuit court, after five days' notice to the lienor. Your attorney handles the filing and the petition; we handle the bond.

You need this bond if you're

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A property owner with a lien blocking a sale, refinance, or construction loan draw

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A general contractor whose sub's lien is jamming the owner relationship — many GC contracts require you to bond liens off

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A developer who needs clean title on a schedule the dispute won't respect

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Disputing the lien itself — bonding it off preserves every defense while freeing the property

Five minutes, plus your lien documents.

Submit the application, then send the lien (memorandum) and any court documents to underwriting — a licensed underwriter reviews the full file and responds within 48 hours.

Start the application →

FAQ

Common questions.

Does bonding off the lien pay the contractor?No. The bond substitutes for the property as security — nothing is paid to the lienor when the bond is filed. The underlying dispute continues exactly as before, except your title is clean. If the lienor eventually proves the claim in court, the bond responds; if not, it doesn't.

How is the bond amount set?Virginia Code §43-70/-71 sets the bond at double the amount of the lien plus costs — a $100,000 lien typically means a roughly $200,000 bond. The court order or your attorney's petition will state the exact figure; use that number in the application.

How much does it cost?A flat 2% of the bond amount, one time, $100 minimum. A $200,000 bond runs $4,000. The rate is posted and identical for everyone — no surge pricing because you have a closing on Friday.

How fast can this happen?Submit the application and the lien/court documents today, and a licensed underwriter responds within 48 hours. Straightforward liens move fastest; large or heavily contested liens can take longer if financials are needed. The court filing and surety approval are then your attorney's errand.

Will I need collateral or financials?It depends on the size of the lien and the shape of the dispute. Smaller, clearly documented liens are often approved from the application alone; larger or messier ones can require financial statements. Either way you'll get one checklist, once — and a soft credit check that never affects your score.

Does bonding off the lien mean admitting it's valid?No. Filing a discharge bond under §43-71 is expressly not an admission — the property stands released but the bond remains subject to the court's final judgment on the merits. You keep every defense, offset, and counterclaim you had.

Related bonds

Other Virginia bonds.

Get the lien off the title this week.

Five-minute application, flat 2%, underwriter response within 48 hours. Your attorney files; the project moves.

Start application

Your premium @ 2%$4,000

Apply now →