Free Construction Invoice Generator
Bill each draw with its own numbered invoice, itemize change orders, add your logo, and download it as a PDF — free, no sign-up.
Saved invoices
Saved automatically in your browser.
Your business name
INVOICE
INV-001
Billed to
Client name
| Description | Qty | Rate | Amount |
|---|---|---|---|
| Item description | 1 | — | $0.00 |
- Subtotal
- $0.00
- Total
- $0.00
Progress billing, change orders, and retainage
Construction work rarely gets billed once at the end — most contracts pay out in draws tied to milestones or percent complete. Generate one invoice per draw, each with its own number (INV-214-D1, INV-214-D2…), and put the contract or PO reference and the draw description in the notes field so the GC's accounts payable can match it to the schedule of values.
Keep base-contract work and change orders as separate line items, and label the change orders unmistakably — "Change Order #3: relocate electrical panel, approved 6/12" leaves nothing to argue about at pay-app time. Quantities take decimals, so 62.5 hours of labor or 1.5 loads of fill price out correctly, and the Sales Tax preset applies one rate to the whole invoice — if your state taxes materials and labor differently, note the breakdown in the notes field or split them across two invoices.
There's no dedicated retainage field, so handle retention the way it's done on paper: bill the full amount earned this draw, then state the withheld percentage — commonly 5–10% on US contracts — the amount retained, and the running retention total in the notes field so the amount actually due is unambiguous. Your draft autosaves in the browser, so the next draw is just a new invoice number, updated dates and quantities, and another PDF.
Draw three on a fixed-price build
Kestrel Ridge is billing the developer for the third draw on a fixed-price build, so nothing here is a lump sum for the whole job — each line ties back to a numbered line on the schedule of values. Completed scopes are billed at 100% (quantity 1 at the SOV amount), while work still in progress is billed at percent complete: the framing line is entered as a 0.6 quantity against the full contract value for that scope. Approved change orders and pass-through materials sit on their own lines, and general conditions are billed by the week for the period the draw covers.
| Description | Qty | Rate | Amount |
|---|---|---|---|
| Foundation and slab — SOV line 03, 100% complete | 1 | $48,500.00 | $48,500.00 |
| Framing labor and materials — SOV line 06, 60% complete this draw | 0.6 | $72,000.00 | $43,200.00 |
| Change Order #2: relocate electrical panel, add subpanel (approved 6/12) | 1 | $3,850.00 | $3,850.00 |
| Imported structural fill — delivered, placed and compacted (cubic yards) | 180 | $34.00 | $6,120.00 |
| General conditions — site supervision, weeks 9-12 | 4 | $2,450.00 | $9,800.00 |
| Subtotal | $111,470.00 | ||
| Sales Tax 6.5% | $7,245.55 | ||
| Total due | $118,715.55 | ||
The percent-complete line uses a decimal quantity against the full schedule-of-values amount for that scope, and the change order stays on its own line so a disputed extra can't stall payment on the rest of the draw.
Draw requests that get approved
Draw number in sequence
Give every draw its own invoice number with a traceable suffix — INV-2214-D1, D2, D3 — so the owner's lender can match this invoice to the pay application it approved.
Schedule of values reference
Name the SOV line and the percent complete inside each line-item description, so the draw reconciles against the contract breakdown the architect and lender already hold.
Change orders as lines
Enter each approved change order as its own line item with its number and approval date rather than folding extras into base-contract scopes.
Retainage stated in notes
There is no retainage field, so bill the full amount earned this draw and write the percentage withheld, the amount held, and the running retention balance into the notes.
License and job address
Put your GC license number on a line under your business name in the address block, and the job-site address plus contract or PO number in the notes when they differ from the billing details.
How to create an invoice online
- 1
Fill in the details
Add your business info, your client, line items, tax, and an optional logo or discount.
- 2
Watch the live preview
The invoice updates as you type, so you always see exactly what your client will receive.
- 3
Download the PDF
One click generates a clean, professional PDF invoice — free and without a watermark.
A simple invoice maker for freelancers and small businesses
Everything you need to bill a client properly — and nothing you don't. Create an invoice, check the live preview, download the PDF, get paid.
Instant PDF download
Generate a polished A4 invoice PDF in one click — no waiting, no email required.
No sign-up, no watermark
Completely free to use. Your invoice is yours, with no branding stamped on it.
Private by design
Everything happens in your browser. Your invoice data never touches a server.
Logo, tax & discounts
Add your logo, any tax label and rate (VAT, GST, sales tax), and percentage or fixed discounts.
Saves as you type
Your draft is stored locally in your browser, so an accidental tab close loses nothing.
20 currencies
Invoice in USD, EUR, GBP, INR, JPY and more, with correct rounding for each currency.
Frequently asked questions
How do I invoice progress payments or draws?
Create one invoice per draw or milestone, each with its own number — a suffix like -D1, -D2 keeps the sequence traceable to the project. Reference the contract number and the milestone in the notes field so the payment reconciles against the schedule of values.
How do I show retainage on the invoice?
The tool has no dedicated retainage field, so bill the amount earned and state the retention in the notes — the percentage withheld (commonly 5–10% in US contracts), the amount held this draw, and the running total retained to date. That way the amount due is clear even though the line items show the full value of the work.
How should change orders appear on a construction invoice?
As their own clearly labeled line items, separate from base-contract work — "Change Order #2: added footing drains, approved 5/30." Keeping approved extras distinct means a disputed CO doesn't hold up payment on the rest of the draw.
Does sending an invoice protect my lien rights?
No — an invoice is not a preliminary notice or lien claim, and notice deadlines and requirements vary widely by state. Bill for payment as usual, but check your state's rules or a construction attorney on which notices you need to file to preserve lien rights.