A mathematical model is constructed to study the evolution of a vertically oriented thin liquid film draining under gravity when there is an insoluble surfactant with finite surface viscosity on its free surface. Lubrication theory for this free film results in three coupled nonlinear partial differential equations describing the free surface shape, the surface velocity, and the surfactant transport at leading order. We will show that in the limit of large surface viscosity, the evolution of the free surface is that obtained for the tangentially immobile case. For mobile films with small surface viscosity, transition from a mobile to an essentially immobile film is observed for large Marangoni effects. It is verified that increasing surface viscosity and the Marangoni effect retard drainage, thereby enhancing film stability. The theoretical results are compared with experiment; the purpose of both is to act as a model problem to evaluate the effectiveness of surfactants for potential use in foam-fabrication processes.