For construction contractors · Updated August 24, 2026
Free Construction Invoice Generator
Bill a build the way the contract reads: progress draws against the schedule of values, retainage held in the open, change orders numbered, previous payments deducted to one balance. Free, no signup, PDF in minutes.
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Progress billing, time and materials, unit prices
| Model | Line item looks like | Best for |
|---|---|---|
| Progress draw | "Framing — 100% complete of $42,000 contract value — $42,000" | Fixed-price contracts billed monthly against the schedule of values |
| Time and materials | "Carpenter — 46 hrs × $78" · "Lumber package (invoice attached) + 15%" | Open scope, repairs and owner-directed work |
| Unit price | "Footing excavation — 62 linear ft × $34" | Site work where the quantity is only known after the fact |
| Change order | "CO-04: relocate kitchen plumbing wall (signed Aug 12) — $3,850" | Anything outside the original scope — always numbered and dated |
| Cost plus fee | "Job costs this period $61,400 · Contractor fee 12% — $7,368" | Open-book projects where the fee is the agreed profit |
One rule holds under every model: this invoice bills a period, not a project. Show what was billed before, what is being billed now, and what remains — the reader should never need a calculator or an old email.
Build your construction invoice now — free — no signup, no watermark, and your PDF is ready in seconds.
Retainage, change orders and stored materials
- Retainage belongs on the page, not in your head. If the contract holds 5–10% until completion, show it: earned this period, retainage withheld, net due. Contractors who hide it end up chasing a number nobody wrote down. Use an editable label — rename a field to "Retainage (10%) withheld" and it prints exactly that way.
- Change orders are numbered, dated and signed. "CO-04, signed Aug 12" is a line the owner cannot dispute; "extra work" is an argument. Never inflate an original line to absorb a change.
- Materials stored on site are billable — say where they are. "Windows delivered and stored on site (photos on file) — $9,200" is normal in progress billing, and the note is what makes it payable.
- Show prior payments, always. Total earned to date, less previous payments, equals this draw. The generator's Amount paid field does exactly this and prints the balance due, so a five-month job still ends in one clear number.
- Attach what the office needs to pay you. Lien waivers, subcontractor releases, certified payroll and PO numbers are what accounts payable waits for. Name the PO on the invoice and send the paperwork with it — the fastest-paid invoice is the one nobody has to chase. Requirements vary by state and contract; yours govern.
A progress invoice example
Invoice INV-0031 · Application #3 · Period Aug 1–31, 2026 · Issued Aug 24, 2026 · Net 30
From: Arbor Ridge Builders LLC · billing@arborridge.example · Lic. #GC-77410
Bill to: Halden Property Group · PO #HPG-2211 · Project: 14 Mill Street
- Foundation & slab — 100% of $38,000 — $38,000.00
- Framing — 65% of $42,000 — $27,300.00
- Windows delivered and stored on site — $9,200.00
- CO-04: relocate kitchen plumbing wall (signed Aug 12) — $3,850.00
Total earned to date $78,350.00 · Retainage (10%) withheld −$7,835.00 · Previous payments −$34,200.00 · Balance due this application $36,315.00
Notes: Conditional lien waiver for this period attached · Next draw expected Sep 30 at framing completion and rough-in
Everything an owner's accountant checks is on one page: percent complete per line, the change order with its signature date, retainage stated rather than implied, and prior payments deducted — one balance to approve.
Construction invoicing FAQ
What is retainage and how do I show it?
Retainage (or retention) is a percentage — commonly 5–10% — the owner holds back from each draw until the job is complete. Show it as its own deduction under the earned total, so the balance due is the money you actually expect this month. Percentages and release timing come from your contract and state law.
Do I need an AIA G702 form?
Some owners and lenders require that specific form. Many residential and smaller commercial jobs simply need a clear progress invoice: schedule of values, percent complete, retainage, prior payments, balance due — which this generator produces as a clean PDF. If your contract names a required form, use that form.
How often should I bill a long project?
Monthly is the norm, tied to a cut-off date named in the contract, with milestone draws on smaller jobs. Predictability protects your cash: an owner who knows the 25th brings an invoice plans for it.
How do I invoice a change order?
As a separate numbered line referencing the signed change order and its date. Bill it in the period the work happened, and never fold it into an existing scope line — that is how disputes start.
Time and materials: do I mark up materials?
If the contract says so — a stated percentage on documented cost is standard. Show the cost and the markup as their own lines, and attach supplier invoices. Visible markup gets approved; markup discovered later gets questioned.
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