IRS Lien Resolution
A Federal Tax Lien Doesn't Have to Be Permanent
An IRS lien attaches to everything you own — and shows up on your credit report. We remove federal tax liens through withdrawal, discharge, or subordination. If the lien is based on an incorrect assessment, we challenge it at the source.
Free Lien Resolution Review
Has the IRS filed a lien? Find out your options.
Four Ways to Resolve an IRS Lien
Lien Withdrawal
The IRS removes the lien from public records entirely — as if it never existed. Available through Form 12277 when the underlying debt is resolved and you meet certain conditions, or through the Direct Debit Installment Agreement withdrawal program.
Best outcome — lien is completely erased from credit and public records
Lien Discharge
The IRS removes the lien from a specific property (e.g., your home) while the lien remains on other property. Used when you're selling or refinancing and need the lien off that specific asset. Form 14135.
Best for selling property while tax debt is still being resolved
Lien Subordination
The IRS agrees to let another creditor move ahead of them on a specific piece of property — typically used when refinancing a mortgage. The lien stays but drops in priority. Form 14134.
Best for refinancing or taking out a home equity loan
Appeal the Underlying Assessment
If the tax assessment behind the lien is wrong, we challenge the underlying liability through audit reconsideration, amended returns, or IRS Appeals. Remove the assessment and the lien falls with it.
Best when the IRS's numbers are incorrect
How IRS Liens Affect You
Credit Report
A federal tax lien appears on your credit report and can drop your score by 100+ points. Lien withdrawal removes it — discharge and subordination do not.
Property Sale
You cannot sell real estate with a lien attached — the IRS gets paid first from the proceeds. Lien discharge removes the lien from that specific property.
Business Lending
Business loans, lines of credit, and equipment financing are nearly impossible with an IRS lien. Lien subordination can open lending doors.