Protect Your Credit and Property From an IRS Lien

A federal tax lien is a legal claim the IRS files against all of a taxpayer's current and future assets when tax debt goes unpaid. When a taxpayer owes more than $10,000 in unpaid federal taxes, the IRS may file a Notice of Federal Tax Lien (NFTL) in the public records of the county where the taxpayer resides or owns property.

A lien withdrawal removes the Notice from public records entirely, as if it was never filed — this is the preferred outcome over a simple release. 911 Tax Relief pursues tax lien withdrawal and subordination to protect clients' credit, enable property transactions, and restore financial flexibility.

How 911 Tax Relief Helps

Withdrawal Eligibility Assessment

We evaluate whether the client qualifies for lien withdrawal under IRS Fresh Start Program provisions, including whether the balance has been paid, a direct debit installment agreement is in place, or withdrawal would facilitate collection.

IRS Fresh Start Lien Withdrawal

Under the Fresh Start Program, taxpayers who establish a Direct Debit Installment Agreement for balances under $25,000 may qualify for lien withdrawal — we handle the application (Form 12277).

Lien Subordination

If a client needs to refinance a home or obtain financing while a lien is in place, we request lien subordination — allowing a new lender to take priority over the IRS lien on a specific asset.

Lien Discharge

For property sales where the IRS lien would block transfer of title, we request a certificate of discharge for the specific property, enabling the sale to proceed.

Post-Resolution Credit Repair Guidance

After lien withdrawal, we advise clients on steps to remediate credit damage and restore financial standing.

Who Qualifies

  • Taxpayers who have fully paid their federal tax debt and the lien has not been automatically released
  • Taxpayers entering a Direct Debit Installment Agreement for balances under $25,000
  • Taxpayers where lien withdrawal would facilitate IRS collection
  • Taxpayers who need to sell property encumbered by a federal tax lien
  • Taxpayers seeking to refinance a mortgage or obtain business financing

Get Immediate IRS Representation

Call 911 Tax Relief Now: 1-877-791-1829

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Frequently Asked Questions — Federal Tax Lien Withdrawal

Federal Tax Lien Withdrawal

+ What is the difference between a tax lien release and a tax lien withdrawal?

A tax lien release means the lien is satisfied — the IRS acknowledges the debt is paid but the public record of the lien remains visible for up to 7 years. A withdrawal removes the Notice of Federal Tax Lien from public records entirely, as if it was never filed. We pursue withdrawal over release whenever possible.

Tax liens were removed from major credit bureau reports in 2018. However, they remain in public records accessible through court and county records, and certain lenders and background check services access this data. A lien still restricts property sales, refinancing, and certain financial transactions.

Yes, but the IRS lien must be satisfied or discharged at closing. In most cases, the IRS lien is paid from the sale proceeds. If the sale price does not cover the lien, we can request a Certificate of Discharge on the specific property to allow the sale to proceed.

After submitting Form 12277 with complete documentation, the IRS typically processes lien withdrawal requests within 30 to 60 days. Expedited processing may be available in cases involving imminent property sales or financing deadlines.

A tax lien expires when the 10-year Collection Statute Expiration Date (CSED) passes, at which point the IRS is required to release the lien. Certain events can toll (pause) the statute. We monitor the CSED for clients in long-term resolution.

Most conventional lenders will not approve a mortgage while a federal tax lien is outstanding against the borrower. We can pursue lien withdrawal or subordination to facilitate mortgage approval, depending on the status of the underlying tax debt.
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