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Free Construction Invoice Template
Create professional construction invoices with progress billing, retainage tracking, schedule of values, and change order calculations. Built for U.S. contractors, subcontractors, and builders across all 50 American states.
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CONSTRUCTION INVOICE
INV-2026-0147
Ref: Application #3
Horizon Builders Inc.
2800 Construction Way, Suite 100
Austin, TX 78701
Austin, TX 78701
INVOICE DATE
February 28, 2026
DUE DATE
March 30, 2026
TERMS
Net 30
CURRENCY
USD
FROM
Horizon Builders Inc.
Tax ID: 74-3829105
2800 Construction Way, Suite 100
Austin, TX 78701
Austin, TX 78701
billing@horizonbuilders.com
(512) 555-0100
BILL TO
Westlake Development Group
Attn: Jennifer Hayes, Project Accounting
1200 Westlake Drive, Suite 400
Austin, TX 78746
Austin, TX 78746
ap@westlakedev.com
(512) 555-0200
License: TXGC-38912 | Insurance: GL-2026-4510298
PROJECT: Westlake Office Complex - Phase 2
WORK SITE: 4500 Westlake Blvd, Austin, TX 78746
CONTRACT: WDG-2025-0042
APP NO: Application #3
PERIOD: February 1, 2026 - February 28, 2026
SCHEDULE OF VALUES
| Phase / Description | Category | Scheduled | Prev. Billed | This Period | % Done | Balance |
|---|---|---|---|---|---|---|
| Site Preparation and Demolition | Labor | $18,000.00 | $18,000.00 | - | 100.0% | - |
| Concrete Foundation Work | Materials | $45,000.00 | $40,000.00 | $5,000.00 | 100.0% | - |
| Steel Framing and Structural | Materials | $62,000.00 | $20,000.00 | $15,000.00 | 56.5% | $27,000.00 |
| Electrical Rough-In | Subcontractor | $28,000.00 | $14,000.00 | $6,000.00 | 71.4% | $8,000.00 |
| Plumbing Rough-In Phase | Subcontractor | $22,500.00 | - | $8,000.00 | 35.6% | $14,500.00 |
| Project Management and Supervision | Labor | $15,000.00 | $7,500.00 | $2,500.00 | 66.7% | $5,000.00 |
| Current Billing | 36,500.00 USD |
| Retainage Withheld (10.0%) | -3,650.00 USD |
| Tax (8.25%) | 2,710.13 USD |
| Amount Due This Period | 35,560.13 USD |
CUMULATIVE PROJECT SUMMARY
BILLED TO DATE
$136,000.00
TOTAL RETAINAGE HELD
$13,600.00
REMAINING CONTRACT BAL.
$161,500.00
PAYMENT INFORMATION - BANK TRANSFER
Bank: First National Bank
Account Name: Horizon Builders Inc.
Routing: 111000025
Account: 4829103765
Lien Waiver: A Conditional Lien Waiver accompanies this invoice. Upon receipt and clearance of payment in the amount shown above, the contractor waives and releases all lien rights through this billing period.
NOTES / ADDITIONAL TERMS
All work performed in accordance with Contract WDG-2025-0042. Material certifications and test reports available upon request. Subcontractor lien waivers included with this application.
All work performed in accordance with Contract WDG-2025-0042. Material certifications and test reports available upon request. Subcontractor lien waivers included with this application.
LEGAL and REGULATORY NOTICE
Prompt Payment. Private construction progress payments are governed by state Prompt Payment Acts, which vary by jurisdiction (e.g., Cal. Bus. and Prof. Code §§7108.5, 7107; Cal. Civ. Code §§8800 et seq.; N.Y. Gen. Bus. Law §§756-a, 756-b; Tex. Prop. Code §§28.001-28.010; Fla. Stat. §§715.12, 218.70-218.80). Federal prime contracts and subcontracts are governed by the Prompt Payment Act, 31 U.S.C. §§3901-3907.
Lien and Bond Rights. Non-payment may entitle the contractor to mechanic’s-lien remedies under applicable state law (e.g., Cal. Civ. Code §§8400-8494; N.Y. Lien Law §3 et seq.; Tex. Prop. Code Ch. 53; Fla. Stat. §§713.001-713.37). On federal projects, payment-bond claims are governed by the Miller Act, 40 U.S.C. §§3131-3134; state public projects are governed by analogous Little Miller Acts. Retainage is limited by state-specific caps.
Labor and Safety. Federally funded work over the statutory threshold is subject to Davis-Bacon Act prevailing-wage requirements, 40 U.S.C. §§3141-3148. All on-site activities are subject to OSHA construction standards, 29 C.F.R. Part 1926. Payments of $600 or more to a non-corporate contractor in a calendar year are reportable on Form 1099-NEC under IRC §6041A.
Prompt Payment. Private construction progress payments are governed by state Prompt Payment Acts, which vary by jurisdiction (e.g., Cal. Bus. and Prof. Code §§7108.5, 7107; Cal. Civ. Code §§8800 et seq.; N.Y. Gen. Bus. Law §§756-a, 756-b; Tex. Prop. Code §§28.001-28.010; Fla. Stat. §§715.12, 218.70-218.80). Federal prime contracts and subcontracts are governed by the Prompt Payment Act, 31 U.S.C. §§3901-3907.
Lien and Bond Rights. Non-payment may entitle the contractor to mechanic’s-lien remedies under applicable state law (e.g., Cal. Civ. Code §§8400-8494; N.Y. Lien Law §3 et seq.; Tex. Prop. Code Ch. 53; Fla. Stat. §§713.001-713.37). On federal projects, payment-bond claims are governed by the Miller Act, 40 U.S.C. §§3131-3134; state public projects are governed by analogous Little Miller Acts. Retainage is limited by state-specific caps.
Labor and Safety. Federally funded work over the statutory threshold is subject to Davis-Bacon Act prevailing-wage requirements, 40 U.S.C. §§3141-3148. All on-site activities are subject to OSHA construction standards, 29 C.F.R. Part 1926. Payments of $600 or more to a non-corporate contractor in a calendar year are reportable on Form 1099-NEC under IRC §6041A.
Thank you for your business.
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What Is a Construction Invoice?
A construction invoice is a specialized billing document used by contractors, subcontractors, and builders across the United States to request payment for work completed on a construction project. Unlike standard invoices, American construction invoices break down the project into individual phases through a schedule of values, track progress billing across multiple pay periods, and account for retainage amounts withheld until project completion.
Construction invoices are essential for maintaining cash flow on U.S. building projects and creating a clear payment record between the contractor and property owner. They typically include project details, contract amounts, approved change orders, a line-by-line breakdown of work completed, and cumulative billing summaries that show total amounts billed to date.
Whether you are a general contractor billing a property owner, a subcontractor invoicing a general contractor, or a specialty trade professional requesting progress payments in the United States, a properly structured construction invoice protects your payment rights and provides the documentation needed for lien waiver compliance and project accounting under American construction law.
What's Included in This Template
Doxuno's construction invoice template covers every element needed for professional progress billing. Each section can be customized for your specific project type, contract terms, and billing requirements.
Invoice Details
Contractor Information
Client and Project Details
Change Orders
Schedule of Values
Retainage Tracking
Payment Information
Lien Waiver Terms
Late Fee Terms
Tax Calculation
Notes and Terms
Cumulative Summary
How to Create a Construction Invoice
Building a professional construction invoice takes just a few minutes with our template. Follow these steps to create a complete progress billing document with automatic calculations for retainage, tax, and cumulative totals.
- 1
Enter Invoice and Project Details
Fill in the invoice number, invoice date, due date, and payment terms. Add the billing period if this is a progress billing application. Include the project name, work site address, and contract reference number to clearly identify the job.
- 2
Add Contractor and Client Information
Enter your company name, address, license number, tax ID, and insurance details. Then add the property owner or general contractor's billing address and contact information. Upload your company logo for a professional look.
- 3
Set Up the Schedule of Values
Break down the project into phases or line items such as site preparation, framing, electrical, and plumbing. Enter the scheduled value for each phase, the amount previously billed, and the current period billing amount. Percent complete and remaining balance are calculated automatically.
- 4
Configure Retainage and Tax
Select the retainage percentage (commonly 5% or 10%) that the owner withholds until project completion. Enter the applicable tax rate. The template automatically calculates retainage withheld, tax amount, and the net amount due this period.
- 5
Add Payment Details and Download
Choose your preferred payment method and enter bank transfer details if applicable. Add lien waiver terms, late fee conditions, and any project notes. Review the cumulative project summary, then download your construction invoice as a PDF.
Why Doxuno documents are different
Four things that make our templates more thorough than AI-generated drafts and more current than static template libraries.
Always current
Always current with the law
Templates carrying statute references are continuously updated as the law changes. Your document always reflects the current legal framework.
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Continue editing in Word after download. Add custom clauses, reuse the template for similar agreements, or share with a colleague for collaborative review.
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Construction Invoice Best Practices
Accurate and professional invoicing is critical to maintaining cash flow on U.S. construction projects. Following American industry best practices helps ensure your invoices are processed quickly and reduces the risk of payment disputes or lien complications.
This template is provided for informational and billing purposes. For projects with complex contract terms, multi-party payment structures, or lien waiver requirements, consult with a construction attorney or accountant in your state.
Match Your Schedule of Values to the Contract
Your schedule of values should align with the cost breakdown in your U.S. construction contract. Breaking the project into clearly defined phases with specific dollar amounts makes it easier for the American owner or general contractor to verify billing against the agreed contract scope. Consistent phase descriptions across all applications simplify project accounting.
Track Change Orders Separately
Always document approved change orders and show them separately from the original contract amount. Your U.S. invoice should clearly display the original contract value, the total of all approved change orders (positive or negative), and the resulting revised contract total. This transparency helps prevent American billing disputes and makes it easy for all parties to verify the current contract value.
Include Lien Waiver Documentation
Many U.S. states require contractors to provide lien waivers with progress payment requests. A conditional lien waiver protects both parties by releasing lien rights only after payment clears. Including lien waiver terms directly on your invoice streamlines the payment process and helps ensure compliance with American state mechanics lien laws.
Frequently Asked Questions
Bill Your Construction Projects Professionally
Create a detailed U.S. construction invoice with progress billing, retainage tracking, and schedule of values in minutes. Everything you need for professional American contractor billing.
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