Free construction invoice template
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Invoice
Free template by Aequo AP (aequoap.com)
From (contractor)
Bill to (customer)
Job name and site address
| Description of work | Qty / % complete | Unit | Rate | Amount |
|---|---|---|---|---|
| Subtotal | $ |
| Tax (if applicable) | $ |
| Less retainage (___%) | $ |
| Less previous payments | $ |
| Amount due | $ |
Payment terms: ______________________ Pay by: ACH / check / card ______________________
Lien waiver: ☐ Conditional waiver enclosed ☐ Not required for this payment
Thank you for your business. Questions: ______________________
What to include on a construction invoice
Every construction invoice should identify the job and contract, describe the work in a way the customer can verify, and show retainage, previous payments and the net amount due.
| Field | Why it matters |
|---|---|
| Job name, site address and contract/PO number | Lets the customer route the invoice to the right project and approver |
| Contractor license number | Required on invoices and contracts in some states |
| Billing period | Separates this bill from the last one in progress billing |
| Description, quantity or % complete | What the approver checks in the field |
| Change order references | Shows extra work was approved before it was billed |
| Retainage withheld and previous payments | Keeps the running contract balance visible |
| Payment terms and due date | Sets expectations; some states set prompt-payment deadlines |
| Lien waiver status | Many customers will not pay without the matching waiver |
Example 1: fixed-price progress invoice
A remodeler on a $48,000 fixed-price contract bills 30% complete for the period, holds 10% retainage and asks for $12,960.00.
| Line | Detail | Amount |
|---|---|---|
| Kitchen remodel — contract #2026-114 | 30% complete this period (demo, rough plumbing, framing) | $14,400.00 |
| Less retainage (10%) | −$1,440.00 | |
| Amount due | Net 15 | $12,960.00 |
Example 2: time-and-materials invoice
A service contractor bills labor by the hour plus materials at cost with a 15% markup: $4,746.00 before tax.
| Line | Qty × rate | Amount |
|---|---|---|
| Journeyman electrician | 24 hrs × $95.00 | $2,280.00 |
| Apprentice | 16 hrs × $65.00 | $1,040.00 |
| Materials (receipts attached) | at cost | $1,240.00 |
| Materials markup | 15% | $186.00 |
| Subtotal before tax | $4,746.00 |
Example 3: final invoice with retainage release
The final invoice bills the last of the contract plus all retainage held, less every payment already received — and is usually paid only against an unconditional final waiver after payment clears.
| Line | Amount |
|---|---|
| Contract sum including approved change orders | $126,500.00 |
| Work completed to date (100%) | $126,500.00 |
| Retainage held on earlier progress payments (10%) | $12,650.00 |
| Less previous payments received | −$113,850.00 |
| Amount due — final payment (retainage released) | $12,650.00 |
Receiving construction invoices instead of sending them?
General contractors receive dozens of these each month, and each needs job coding, approval, retainage and a lien waiver before it is paid.
Aequo Build captures subcontractor and supplier invoices, codes them to jobs and cost codes, routes approvals, holds payment until required lien waivers are in, and posts approved bills to QuickBooks Online. See also the subcontractor invoice template you can ask your subs to use.
Frequently asked questions
What should a construction invoice include?
Your business name, license number and contact details; the customer and job site address; invoice number, date and due date; the contract or change order being billed; a description of work with quantities, rates or percent complete; materials; subtotal, tax where it applies, retainage withheld, previous payments and the amount due; payment terms; and any lien waiver or notice your state or contract requires.
What is the difference between a construction invoice and a pay application?
A construction invoice is any request for payment. A pay application is a structured progress invoice — usually in a G702/G703-style format — that bills percent complete against a schedule of values with retainage and previous payments shown. Larger commercial contracts usually require pay applications; small jobs and service work usually use invoices.
How do I show retainage on a construction invoice?
Show the gross amount earned, subtract retainage at the contract percentage as its own line, and show the net amount due. Keep a running total of retainage held so you can bill it on the final invoice when the contract allows release.
Is this construction invoice template free?
Yes. It is free and ungated: print it or save it as a PDF from your browser. For commercial progress billing use our G702/G703-style pay application template instead.
Run subcontractor invoices, pay apps and retainage in one place
Aequo Build is construction accounts payable for contractors on QuickBooks Online: invoice capture, approvals, lien-waiver payment holds, invoice-linked retainage and an AIA-style billing register.
Related guides and tools
Sources
Checked on October 21, 2026. Vendor capabilities and prices change; confirm current details with each vendor.
- AIA Contract Documents — Instructions: G702–1992 — structure of formal progress payment applications
- Intuit QuickBooks Support — Set up and send progress invoices in QuickBooks Online — partial invoicing from an estimate