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Construction Invoice Template
Bill a construction job in stages: list the work completed this period, enter payments already received and any retainage held back, and download a clean PDF. The amount due now is worked out for you. No signup, no watermark.
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| Subtotal | $26,300.00 |
| Total | $26,300.00 |
$26,300.00 amount due now
Nothing you type is uploaded. The PDF is made in your browser, with no watermark. This is a template for your records, not tax or legal advice.
How the construction invoice works
Each line is the work completed this billing period, as a quantity × a price (for a lump-sum item, 1 × its price). Total = subtotal + tax on the taxable items. Retainage held = total × the retainage percent. Amount due now = total − payments already received − retainage held. The retainage is billed later, when your contract says the work is complete.
| Percent complete | Billed to date | Retainage held | Paid to you so far |
|---|---|---|---|
| 25% | $30,000.00 | $3,000.00 | $27,000.00 |
| 50% | $60,000.00 | $6,000.00 | $54,000.00 |
| 75% | $90,000.00 | $9,000.00 | $81,000.00 |
| 100% | $120,000.00 | $12,000.00 | $108,000.00 |
| Part | What to write |
|---|---|
| Project name and address | So the invoice matches the contract and the site |
| Billing period | The dates the work in this invoice covers |
| Work completed this period | One line per part of the work, as a lump sum or by quantity |
| Materials | Their own lines, marked taxable only where tax applies |
| Payments already received | Advances and earlier payments applied to this invoice |
| Retainage held | The share the client keeps back until the work is complete |
| Amount due now | What the client pays on this invoice |
Worked example: a progress invoice with advance and retainage
- Framing completed this period: 1 × $12,000.00 (not taxable).
- Electrical rough-in: 1 × $4,500.00 (not taxable).
- Materials, lumber package: 1 × $7,800.00 (taxable).
- Subtotal: $24,300.00. Tax at 6% on the materials = $468.00. Total: $24,768.00.
- Retainage at 10% of the total: $2,476.80. The client already paid a $5,000.00 advance.
- Amount due now: $24,768.00 − $5,000.00 − $2,476.80 = $17,291.20.
Common questions
What is progress billing?
Progress billing means you invoice in stages as the work moves along, instead of once at the end. Each invoice covers the work completed in one billing period.
What is retainage and how do I show it on an invoice?
Retainage is an amount the client keeps back until the work is finished or accepted, as set in your contract. Enter the percentage in the Retainage box and the invoice shows the amount held and subtracts it from the amount due now.
How do I bill by percent complete?
Take the part of the contract for that item and multiply it by the percent complete this period. Enter the result as a lump-sum line with quantity 1. The table above shows how a $120,000 contract builds up.
How do I bill a change order?
Add it as its own line, described as a change order, once the client has agreed to it. Keeping it separate makes it easy to match to the paperwork.
How do I show earlier payments?
Enter advances and payments you want applied to this invoice under Payments already received. The amount due now takes them off after the retainage is worked out.
When do I bill the retainage?
When your contract says it is due, usually at completion. Make a final invoice with one line, for example Retainage release, for the amount held.
Is this the same as a pay application or a lien waiver?
No. Some projects ask for specific forms. This makes a clear invoice for your records and your client. Check your contract for any required forms.
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This tool makes an invoice for your records and your clients. It is not tax or legal advice and it does not create an official e-invoice for any tax authority. Check the rules where you work.