FOR THE CREWS DOING THE WORK

AIA Billing Software
for Commercial
Subcontractors

Bill every pay period without rebuilding your spreadsheet. G702 and G703 check each other before you send them.

Try the live pay app Create a free PDF

No signup. Real calculations. Your numbers stay in your browser.

PAY APPLICATIONNO. 02

The numbers
should add up.

G703
THE DETAIL↔G702
THE TOTAL

One worksheet. A reconciled pair.

✓

Built for 1–10 person commercial subsG702 + G703 cross-checkedApproved changes roll into your SOVPlans from $29/month

THE TWO-FORM HANDSHAKE

What AIA Billing Is —
and Why G702 and G703 Both Exist

AIA® billing is progress billing using the G702® and G703® payment application structure common on commercial construction jobs.

G702 is the summary. It shows the contract sum, approved changes, retainage, previous certificates, and current payment due. G703 is the detail. Each line represents one item in your Schedule of Values.

Those two sheets need to tell the same story. Completed work and stored materials roll up from the detail; retainage is calculated by line. Fix a line, and the summary should follow.

Read AIA’s explanation of the forms

TAKE IT FOR A TEST BILL

Change One Line.
Watch the G702 Recalculate.

A live five-line G703. Edit installed progress, add a pending or approved change, and adjust retainage. The payment summary updates as you type.

LIVE WORKSHEET / Fictional $100,000 subcontract

Oak Street OfficesElectrical subcontract · USD · Original contract $100,000.00

Application period

G703 Schedule of ValuesInstalled % excludes stored materials

DESCRIPTION / SOVINSTALLED %STORED $HELD %COMPLETED + STORED

01

Mobilization & layoutScheduled $10,000.00

Line 01 installed %Line 01 stored $Line 01 retainage %$10,000.00Retainage $1,000.00

Line 01 · previous period, rates & release

Line 01 original scheduled $Line 01 previous work $Line 01 previous stored $Line 01 previous retainage $Line 01 stored retainage %Line 01 approved release $ Halve work rate at 50% installed

Reduction applies to all completed work on this line once installed work reaches 50%; stored-material rate stays separate. Use only contract-approved reductions and releases.

02

Rough-in laborScheduled $40,000.00

Line 02 installed %Line 02 stored $Line 02 retainage %$20,000.00Retainage $2,000.00

Line 02 · previous period, rates & release

Line 02 original scheduled $Line 02 previous work $Line 02 previous stored $Line 02 previous retainage $Line 02 stored retainage %Line 02 approved release $ Halve work rate at 50% installed

Reduction applies to all completed work on this line once installed work reaches 50%; stored-material rate stays separate. Use only contract-approved reductions and releases.

03

Equipment & fixturesScheduled $30,000.00

Line 03 installed %Line 03 stored $Line 03 retainage %$12,000.00Retainage $1,200.00

Line 03 · previous period, rates & release

Line 03 original scheduled $Line 03 previous work $Line 03 previous stored $Line 03 previous retainage $Line 03 stored retainage %Line 03 approved release $ Halve work rate at 50% installed

Reduction applies to all completed work on this line once installed work reaches 50%; stored-material rate stays separate. Use only contract-approved reductions and releases.

04

Finish installationScheduled $15,000.00

Line 04 installed %Line 04 stored $Line 04 retainage %$1,500.00Retainage $75.00

Line 04 · previous period, rates & release

Line 04 original scheduled $Line 04 previous work $Line 04 previous stored $Line 04 previous retainage $Line 04 stored retainage %Line 04 approved release $ Halve work rate at 50% installed

Reduction applies to all completed work on this line once installed work reaches 50%; stored-material rate stays separate. Use only contract-approved reductions and releases.

05

Testing & closeoutScheduled $5,000.00

Line 05 installed %Line 05 stored $Line 05 retainage %$0.00Retainage $0.00

Line 05 · previous period, rates & release

Line 05 original scheduled $Line 05 previous work $Line 05 previous stored $Line 05 previous retainage $Line 05 stored retainage %Line 05 approved release $ Halve work rate at 50% installed

Reduction applies to all completed work on this line once installed work reaches 50%; stored-material rate stays separate. Use only contract-approved reductions and releases.

Add a change order

DescriptionChange amount $StatusApply to

Calculations stay in this browser tab. Download before leaving.USD · rounded by line to the cent

TRY THIS Change line 02 to 60%. Then try 110% to see exactly which line and period need attention.

A SHORTER PATH TO SUBMISSION

From Contract to Pay App in Three Steps

01

Build your Schedule of Values

Enter each subcontract scope and its scheduled value. Set the retainage rates that apply to the work and stored materials.

02

Bill the period

Enter installed progress and presently stored materials. Carry forward previous work, stored value, and retainage to reconcile prior certificates.

03

Export G702 + G703

Review line-specific flags, then download the payment summary and continuation detail in one original-layout PDF.

CATCH IT BEFORE YOUR GC DOES

The Day Your G702
Doesn’t Match Your G703

A stale carry-forward or a stored-material amount counted twice can throw off the request. PayAppKit checks each line before export and points you to the period that needs review.

Installed work + stored materials cannot exceed the SOV value.
Previous work cannot exceed current cumulative installed work.
Retainage releases cannot exceed the amount held.

AN ERROR YOU CAN ACT ON

!

Line 03 · Period 02

Installed work plus stored materials exceeds the scheduled value.

$30,000
Scheduled≠$33,000
Work + stored

Correct the line. The summary recalculates.
Export when the pair reconciles.

KEEP APPROVALS IN THE MATH

Change Orders Land in Your SOV,
Not in Your Inbox

Log the amount and approval status once. Approved additions become SOV lines or adjust existing scope. Pending changes stay visible without increasing the billable contract.

Original contract, approved net changes, and revised contract stay separate in the summary.

Put your next change in writing

ORIGINAL CONTRACT$100,000.00

CO-01 Approved+ $5,000.00

CO-02 Pending$2,500.00 Excluded

REVISED CONTRACT$105,000.00

A CLEAN CARRY-FORWARD

Every Pay Period, Remembered

This worksheet lets you enter the previous period’s completed work, stored materials, and retainage. It derives prior certified amounts line by line, so you can trace what changed.

The planned paid workspace will save billing periods and let you reopen a submitted application. Join early access to help shape that workflow.

PREVIOUS CERTIFICATE$22,500.00

THIS PERIOD’S REQUEST$16,725.00

Fictional example from the live worksheet above

YOUR BOOKS STILL HAVE A JOB

Can QuickBooks Do AIA Billing?
Here’s the Handoff.

A standard invoice records a dollar amount. A pay app explains how you earned it: line-item progress, presently stored materials, and retainage.

Prepare and review the pay application here. Once certified, record the approved receivable in QuickBooks or your accounting system. An automatic accounting connection is planned for the paid workspace.

THE DETAILS THAT MAKE THE TOTAL

Built for Real Commercial Billing

01

Line-level retainage

Give each line its own work and stored-material rates. Model an approved rate reduction at 50% installed completion.

02

Stored materials

Track materials presently stored separately from installed work, so a delivery does not inflate installed progress.

03

Change order rollup

Move approved changes into the SOV while keeping pending requests outside the billable contract.

04

G702/G703 cross-check

Reconcile the summary to the detail, with line and period flags before PDF export.

05

Previous-period reconciliation

Enter prior work, stored materials, and retainage to calculate previous certificates and the current request.

06

A PDF ready for review

Download an original-layout payment summary and continuation detail. Review your GC’s format requirements before submission.

SMALL CREW. SERIOUS BILLING.

Pricing That Fits a Sub, Not a GC

Planned workspace pricing. Try the free tools now and reserve your place for early access.

Starter

$29/month

Monthly billing at launch

3 active projects

1 company
G702/G703 export
Unlimited pay apps

Join Starter early access Free registration · no automatic subscription

Pro

ROOM TO GROW

$49/month

Monthly billing at launch

10 active projects

Everything in Starter
Change order workflow
Planned accounting handoff

Join Pro early access Free registration · no automatic subscription

Shop

$79/month

Monthly billing at launch

Unlimited projects

3 seats included
Retainage reduction schedules
Priority support

Join Shop early access Free registration · no automatic subscription

Founding members can optionally prepay one month through Waffo once checkout is available. One-time payment, credited at activation, refundable before activation. Prepayment terms →

THE PRACTICAL QUESTIONS

AIA Billing
Software Questions

Clear answers before the next billing deadline.

What is AIA billing software?

It prepares a progress payment application from your Schedule of Values: completed work, stored materials, retainage, and previous certificates. G702 is the summary; G703 supplies the supporting line items.

Can QuickBooks do AIA billing?

A standard accounting invoice does not provide the same G702/G703 line-by-line progress worksheet. Use PayAppKit to calculate and export the pay app, then record the certified receivable in your accounting system. QuickBooks connection is planned for a later release.

What’s the difference between G702 and G703?

G702 summarizes the contract and payment request. G703 is the continuation sheet showing the Schedule of Values, prior work, current work, stored materials, and retainage behind those totals.

What is a pay app in construction?

A pay app is a periodic request for payment on a progress-billed construction job. You may also hear it called a progress billing or draw request. It includes the current request and cumulative work to date.

How is retainage calculated on a pay application?

Calculate the contractual percentage on each line’s completed work and, where applicable, stored materials. Add the line amounts to G702 line 5, then subtract retainage from completed and stored work to get line 6.

Do change orders go on the Schedule of Values?

Approved changes do. Add a positive change as a new SOV line, or adjust an existing line. Pending changes stay outside the contract sum and billable schedule until approved.

Is AIA billing only for general contractors?

No. Commercial subcontractors often submit the same progress-payment information to their GC, based on their own subcontract and Schedule of Values. Confirm the document requirements in your subcontract.

Can I fill out a G702/G703 by hand?

Yes. The free online worksheet helps check the arithmetic first, including prior certificates, line-level retainage, and the link between your detail and summary.

What if my GC requires their own pay app template?

Confirm the required format with your GC before submission. Use the calculated SOV and summary to transfer the amounts into their template. PayAppKit exports its own AIA-style layout.

Is there a free AIA billing template?

Yes. Use the free G702/G703-style online form and export a PDF without signing up. It uses an original PayAppKit layout. Email registration is required only for editable Word and Excel change-order downloads.

A USEFUL PLACE TO START

Free Tools — No Signup for PDFs

Change order template

Write the scope, price the change, and download a printable PDF.

Retainage calculator

See what is held by line, what was certified, and what can be released.

G702/G703 online form

Fill your Schedule of Values and export a reconciled pay application.

THE NEXT PAY APP CAN BE EASIER

Get the detail right.
Send a total you can explain.

Build your free pay app