Concrete & Masonry Subcontractor Invoice Generator & Template

1. Subcontractor Info (Your Business)

Company / Trade Name

Business Address & Contact

Contractor License # (Optional)

2. General Contractor & Job Site Details

General Contractor (Client) Name

Subcontract / PO Number

GC Billing Office Address

Physical Construction Job Site Address

3. Invoice Terms & Dates

Invoice Number

Phase / Milestone #

Invoice Date

Payment Due Date

4. Billing Method & Line Items

Work / Task Description	Labor Hrs	Rate ($)	Materials ($)	Markup %

5. Retainage & Legal Clauses

Retainage Rate (%) Held by GC

Sales Tax Rate (%)

Include Statutory Conditional Progress Lien Waiver on Invoice

SUBCONTRACTOR INVOICE

TRADE CONTRACTOR PAYMENT APPLICATION

INVOICE #: INV-2026-088

DATE: 2026-08-29

PAYMENT DUE: 2026-09-28

SUBCONTRACT #: SC-9942-EL

PHASE: Rough-in Phase 2B

SUBMITTED BY (SUBCONTRACTOR):

Apex Mechanical & Electric LLC

742 Industrial Pkwy, Suite 400 Austin, TX 78744

License #: TX-ELC-849201

BILLED TO (GENERAL CONTRACTOR):

Turnkey Commercial Builders Inc.

1000 Congress Ave, Floor 12 Austin, TX 78701

PHYSICAL JOB SITE:

Barton Springs Tech Plaza - Bldg C 2200 S Lamar Blvd, Austin, TX

Gross Work & Materials Billed: $0.00

Less Retainage Withheld (10%): -$0.00

Sales / Material Tax: $0.00

TOTAL NET BALANCE DUE: $0.00

CONDITIONAL PROGRESS PAYMENT LIEN WAIVER & RELEASE CLAUSE:
Upon receipt of payment in the amount of $0.00, the undersigned subcontractor hereby waives and releases any and all mechanics lien rights, stop payment notices, or claims for labor, services, equipment, or materials furnished through the invoice date on the project located at Project Location. This waiver is expressly conditioned upon actual clearance of funds.

J. M. Vance (Subcontractor)

Authorized Subcontractor Representative Signature

General Contractor Project Superintendent Acceptance

INTERACTIVE CASH FLOW TOOL

Retainage & Cash Flow Impact Calculator

See how 5% vs 10% retainage holdbacks affect your weekly cash in hand vs accumulated payout upon project sign-off.

LIVE SIMULATOR

Total Contract / Phase Value ($) $50,000

Current Completion Progress (%) 40%

GC Retainage Withheld Rate (%) 10%

Gross Completed to Date $20,000.00 Earned work value

                Retainage Held by GC
                -$2,000.00
                Held until substantial completion
              

                Net Cash Due to You
                $18,000.00
                Actual payable amount
              

CONTRACTOR FAQ

Frequently Asked Questions

Everything you need to know about subcontractor billing, retainage deduction, and mechanics lien protection.

Q What makes a subcontractor invoice different from a regular invoice?

A subcontractor invoice requires specialized construction billing fields including Job Site Location, Subcontract Agreement Number, Phase/Lot Number, Approved Change Orders (SCO #), and Retainage deduction (typically 5% to 10%). Standard business invoices lack these fields, frequently causing GC accounting departments to reject them and delay payment by 30 to 45 days.

Q How does Retainage calculation work on this invoice generator?

Retainage is a contractually withheld percentage (standardly 5% or 10%) held by the general contractor until substantial project completion. Our calculator automatically computes: Gross Amount Billed × Retainage % = Retainage Withheld, then subtracts it to give your exact Net Due This Period.

Q Is the Conditional Progress Lien Waiver included legally compliant?

Yes. The embedded conditional waiver explicitly states that lien rights are waived only upon actual clearance of the specified payment amount. This protects you as the subcontractor from forfeiting mechanics lien rights if the GC check bounces, while providing the GC with the necessary release paperwork.

Q Do I need to create an account or provide my email to download PDFs?

No. Our subcontractor invoice generator is 100% free, requiring zero signups, zero credit cards, and zero email input. You can generate, print, and download professional US Letter/A4 PDF invoices instantly from your browser.

Q Can I apply material markup percentage to my supply costs?

Yes! In Time & Materials (T&M) mode, you can enter your raw material cost and specify a custom markup percentage (e.g., 15% or 20%). The calculator automatically computes the marked-up billable amount and reflects it on the invoice.

Q Are my client and project data saved securely?

All invoice drafts and contractor settings are processed purely on the client side and saved in your local browser storage (LocalStorage). No sensitive financial details, client names, or job site addresses are ever sent to or stored on our servers.