General contractor estimates cover the full scope of a project: subcontractor bids, materials allowances, permits, project management, and overhead and profit. GC markup (O&P) typically runs 15–25% on top of subcontractor and direct costs. Clear scope of work and an allowances schedule are critical to a professional GC estimate. This invoice template comes pre-filled with 7 common general contractor line items — add your business and client info, adjust any value, and print or download as PDF.
Line items, tax, discounts, deposit deduction, and balance due — all in one professional invoice.
Your Business Info
Bill To
Invoice Details
Line Items
| Description | Unit | Qty | Unit Price | Total | |
|---|---|---|---|---|---|
$ | $3,500.00 | ||||
$ | $4,200.00 | ||||
$ | $3,600.00 | ||||
$ | $5,500.00 | ||||
$ | $8,000.00 | ||||
$ | $850.00 | ||||
$ | $550.00 |
Tax, Discount & Deposit
Notes (optional)
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Invoice Date
April 14, 2026
Due Date
April 28, 2026
Balance Due
$28,296.00
Bill To
—
| Description | Unit | Qty | Price | Total |
|---|---|---|---|---|
| Project management and supervision | Lot | 1 | $3,500.00 | $3,500.00 |
| Subcontractor — electrical rough-in | Lot | 1 | $4,200.00 | $4,200.00 |
| Subcontractor — plumbing rough-in | Lot | 1 | $3,600.00 | $3,600.00 |
| Subcontractor — framing | Lot | 1 | $5,500.00 | $5,500.00 |
| Materials allowance | Lot | 1 | $8,000.00 | $8,000.00 |
| Permits and inspection fees | Each | 1 | $850.00 | $850.00 |
| Dumpster rental and site cleanup | Each | 1 | $550.00 | $550.00 |
Point your camera at the job site. Suparate scans the scope, flags materials you'd miss, and builds the estimate — so the invoice always matches reality.
Use numbered change orders from Day 1
The first scope change sets the precedent. Issue CO-001 promptly and professionally, even for small items. Clients who approve small change orders without hesitation are far more likely to approve large ones without dispute.
Attach sub invoices as backup to your monthly billing
On commercial projects, owners often require subcontractor backup. Even on residential, attaching backup documentation reduces billing disputes and demonstrates organized project management.
Collect lien waivers before releasing final payment to subs
Never pay a sub in full without getting a signed unconditional lien release. That sub's lien rights transfer to you until they're resolved — protecting your client from double-payment claims is your job as GC.
AIA billing style is standard: 10% mobilization deposit, then monthly progress billing based on percentage of work complete, retaining 10% until final inspection and punch list completion. Residential remodels often simplify to: 25% start, 25% at milestone (rough-in), 25% at drywall, 25% at completion.
Invoice your client at your GC price (sub cost + markup), not the sub's invoice. Never show the sub's invoice to the client — that reveals your markup. Pay subs after you collect from the client; most subs understand Net-30 from GCs. Keep sub invoices in your project file for lien release purposes.
A lien release is a signed document from each sub and supplier confirming they've been paid and waive their right to lien the property. Collect conditional lien releases before payment, unconditional after payment. Present them to your client at final invoice to prove the property is clear of liens.
Every approved change order should be referenced by number on your invoice. Include a 'Change Order Log' as an invoice attachment showing each change, its cost, and whether it was approved. This prevents the client from disputing change order totals at the end of the project.