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Construction Invoice Generator
Application-style invoicing with measured work, variations and retention.
Your invoice
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Exactly what printsQuick Tool Overview
The Construction Invoice Generator handles application-style billing: measured work valued to date, previously certified amounts deducted, variations listed separately, retention held back, and either a CIS deduction or the VAT domestic reverse charge applied.
- What it does
- Builds a construction application or invoice
- You give it
- Measured work, variations, retention and the rate
- You get back
- A valuation with retention and deduction applied
- Best for
- Main contractors, subcontractors and builders
About the Construction Invoice Generator
Construction billing runs on applications, valuations and retention rather than on a single invoice at the end. Each application values the work done to date, deducts what has already been certified, holds back retention, and — in the UK — applies either a CIS deduction or the VAT domestic reverse charge depending on who the customer is.
This builder handles that arithmetic. Measured work goes in with quantities and units; variations and day works go in as their own lines so they are visible rather than absorbed; previously certified amounts are deducted; retention comes off as a labelled percentage; and the withholding field applies the CIS deduction after tax, where it belongs.
The reverse-charge wording sits in the tax note, because most UK construction services between registered businesses now carry no VAT on the invoice at all — a change that still catches out templates written before 2021.
Key features of the Construction Invoice Generator
Application numbering
Application number and valuation date in the header.
Variations kept visible
Instructed variations and day works on their own referenced lines.
Retention as a labelled deduction
With the release conditions stated in the notes.
CIS after tax
The deduction applied where it belongs, so the net payable is right.
Reverse charge wording
The change most pre-2021 templates still get wrong.
How to use the Construction Invoice Generator
-
1
Number the application
Application number and valuation date in the header, with the works order reference.
-
2
Value the work to date
Measured quantities and rates, with previously certified amounts deducted.
-
3
List variations separately
Instructed variations and day works on their own lines, with the instruction reference.
-
4
Apply retention
As a labelled percentage, with the release conditions in the notes.
-
5
Set the tax treatment
Reverse charge for most B2B construction, or a CIS deduction where it applies.
Frequently asked questions
Since March 2021, most construction services supplied between VAT-registered businesses in the UK carry no VAT on the invoice — the customer accounts for it instead. Your invoice shows the net amount and a note that the reverse charge applies.
A percentage, typically 3 to 5 per cent, is held back from each valuation and released in two halves: at practical completion and at the end of the defects period. Show it as a deduction with the release conditions stated.
An application for payment asks for a valuation of work done; the invoice follows once the amount is certified. Under the UK Construction Act, an application that is not answered by a valid payment notice can become the amount due.
As separate lines with the instruction reference and date, valued at contract rates where they exist and at day-work rates where they do not. Absorbing a variation into a measured line is how a contractor loses the claim for it.
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