What’s on the construction invoice template
Extra fields on this template: Project, Contract no., Period to.
| Item | Amount |
|---|---|
| Framing: 100% completeScheduled value $42,000; previously billed $25,200 | $16,800.00 |
| Rough electrical: 60% completeScheduled value $18,500 | $11,100.00 |
| Rough plumbing: 50% completeScheduled value $16,000 | $8,000.00 |
| Change order #2: added window, approved [date] | $4,200.00 |
| Less retainage, 10% | -$4,010.00 |
| Total | $36,090.00 |
Example prices in US dollars. Replace them with your own; in the generator, any currency works.
How progress billing works
On larger jobs you don’t send one invoice at the end. You bill each month (or at agreed milestones) for the share of each part of the work completed in that period. The contract has a schedule of values that splits the price by trade or phase, and each invoice shows, for every line, the scheduled value, what’s been billed before, what’s billed now and what’s left.
Commercial projects often use the AIA G702 and G703 forms for this. For residential and smaller commercial jobs, an invoice like this one, with a line per phase and the percentage complete, does the same job.
Retainage, change orders and lien waivers
- Retainage: the owner holds back a share of each payment, commonly 5–10%, until the job is substantially complete. Show it as a negative line and keep a running total.
- Change orders: bill approved changes on their own lines with the change order number and approval date. Don’t bill unapproved changes.
- Lien waivers: owners and lenders often require a conditional waiver with each pay application and an unconditional one once paid.
Frequently asked questions
What is retainage in construction?
A percentage of each progress payment, often 5–10%, held back by the owner until the work is substantially complete, as security that the job will be finished. Some states cap it.
How do I invoice a change order?
Add it as its own line with the change order number, a short description and the approved amount. Attach the signed change order.
Should I send a final invoice?
Yes. When the job is complete, send a final invoice that bills the remaining work and releases the retainage.