Subcontractor pay application builder
Fill in your schedule of values and this period's work. Retainage, totals, and current payment due are calculated, checked a second way, and carried into next month's application.
Your numbers stay on this device. Nothing is uploaded.
Schedule of values
| Item | Description | Scheduled value | Previous work | This period | Stored materials | Completed & stored | % | Balance to finish | Retainage |
|---|
Summary
What gets checked
- Every line is recomputed on a second, independent pass and both must agree.
- The schedule of values adds up to the contract sum to date, including change orders.
- No line bills more than its scheduled value.
- Total retainage equals line retainage minus retainage released to date, and a release is never more than what is held.
- Current payment due equals total earned less retainage, minus previous certificates.
How it works
- Enter the contract. Type the original contract sum, net change orders, and your retainage rates for completed work and stored materials.
- Fill in the schedule of values. Add one line per item with its scheduled value, work billed on earlier applications, work this period, and materials stored.
- Read the summary and the checks. Completed and stored, retainage, earned less retainage, and current payment due are calculated and verified. Any failed check is listed with the reason.
- Export or print. Download Excel or CSV, or print to PDF. The printout carries the verification result.
- Roll into next month. Start next month's application with this period's work moved into previous work and the certificates carried forward.
Worked example
A $100,000 electrical subcontract at 10% retainage, second application. Rough-in is finished and fixtures are half done, with $2,000 of fixtures stored on site.
| Item | Scheduled value | Previous work | This period | Stored | Completed and stored | Retainage |
|---|---|---|---|---|---|---|
| 1 Rough-in | $60,000.00 | $40,000.00 | $20,000.00 | $0.00 | $60,000.00 | $6,000.00 |
| 2 Fixtures | $30,000.00 | $0.00 | $15,000.00 | $2,000.00 | $17,000.00 | $1,700.00 |
| 3 Trim and testing | $10,000.00 | $0.00 | $0.00 | $0.00 | $0.00 | $0.00 |
Total completed and stored is $77,000.00, retainage is $7,700.00, and earned less retainage is $69,300.00. With $36,000.00 certified on application 1, current payment due is $33,300.00.
The example uses made-up names and numbers.
Questions
Is this a specific industry form?
No. It is our own layout using generic progress billing terms: schedule of values, completed and stored to date, retainage, and current payment due. Check your contract for the format your general contractor requires.
How is retainage calculated?
Each line's completed work is multiplied by the work retainage rate and its stored materials by the stored materials rate, rounded to the cent per line. Retainage released to date is then subtracted from the total.
Where is my data stored?
On your device only. A draft is kept in this browser's storage, and you can save a file to your computer and reopen it later. Nothing is sent to a server.
What does the certificate show?
The list of checks that were run on your numbers, whether each passed, and the date. It travels with the export so the person receiving it can see the math was verified.
This tool calculates and checks numbers. It is not legal, tax, or medical advice.