Free Subcontractor Invoice & Progress Draw Template
Generate trade subcontractor invoices for drywall, masonry, framing, and steel work with retainage tracking, change orders, and lien waiver references.
Clients can scan the QR code with their mobile phone camera or click the payment link to pay immediately with Apple Pay, Google Pay, or Credit Card.
INVOICE
Ref: #INV-SUBC-001
Ironclad Specialty Trades & Framing LLC
billing@ironcladtrades.com
(602) 555-0731
810 Industrial Blvd, Phoenix, AZ 85034
AZ ROC #318920 · EIN: 86-9201948
Canyon Ridge General Builders Inc.
ap@canyonridgegc.com
2400 E Camelback Rd, Suite 700, Phoenix, AZ 85016
2026-10-29
2026-11-12
| Description | Qty | Unit Rate | Amount |
|---|---|---|---|
| Subcontract #SC-8819 Draw #2: Metal Stud Framing & Acoustic Insulation (Level 2 - 85% Complete) | 1 | $14500.00 | $14500.00 |
| Approved Change Order #CO-01: Additional drywall soffits around HVAC returns | 1 | $2200.00 | $2200.00 |
Wells Fargo Commercial ACH: Routing #12100024, Acct #8819203948 Stripe Corporate ACH: https://buy.stripe.com/ironclad_draw
2026 US Commercial Subcontractor Billing Standards
Aggregated trade data for itemized contractor billing.
| Service / Work Category | Typical Rate | Billing Practice |
|---|---|---|
| Commercial Framing / Drywall Crew | $65 – $95 / man-hour | Prevailing wage jobs command $85-$130/hr |
| Standard Statutory Retainage | 5% – 10% | Withheld by General Contractor until final project punch list release |
| Mobilization & Staging Fee | $1,500 – $4,500 | Site setup, safety barriers, scaffolding, and equipment delivery |
| Change Order Administration | Cost + 15% - 20% | Contractual markup on approved architectural deviations |
Field-Tested Invoicing Clauses
Click any clause to append directly into your invoice terms.
“Subcontractor does not waive rights to prompt payment under state Prompt Payment Act statutes regardless of master GC owner funding.”
“A Partial Conditional Lien Waiver is executed and valid strictly upon receipt and clearing of invoiced draw amount.”
“10% retainage withheld to be billed and released within 30 days of substantial completion and architect sign-off.”
Subcontractor Invoicing Survival Guide
Always Reference the GC's Subcontract Number
General contractors reject invoices that lack their internal Subcontract Agreement ID and Project Name.
Track Retainage Clearly
Clearly delineate gross amount, current retainage withheld, and net cash due to avoid accounting confusion.
Submit Invoices on Billing Cutoff Dates
Commercial GCs typically have a 25th of the month cutoff to bundle with the monthly owner draw.
Frequently Asked Questions
What is retainage on a subcontractor invoice?
Retainage (typically 5% to 10%) is money withheld by the General Contractor until the entire project is completed satisfactorily. This generator lets you calculate and note retainage explicitly.
What should a subcontractor include on an invoice?
GC project name, Subcontract #, original contract value, approved change orders to date, percentage of work completed, retainage, and net draw due.
Can subcontractors charge interest on late payments?
Most state Prompt Payment Acts mandate statutory interest (usually 1% to 1.5% per month) if GCs fail to disburse funds within 7-14 days of receiving owner funds.