The arithmetic, line by line
For each line: to date = billed before + this period + stored on site; left to bill = value − to date; % done = to date ÷ value. Retainage on a line is the completed-work rate × (billed before + this period) plus the stored-materials rate × stored on site, each rounded to the cent.
For the application: earned after retainage = completed and stored − total retainage; amount due now = earned after retainage − already requested; left to bill = adjusted contract value − earned after retainage, which includes the retainage still to be released.
Running it month after month
When the application is approved and paid, press Start the next application. Your draft moves forward one period in this browser, ready for next month's figures. Keep a PDF of each application you send; the draft only holds the latest one.
About the AIA forms
Many owners and lenders ask for pay applications on the AIA G702 and G703 forms. This page doesn't reproduce those documents. It produces its own summary and schedule-of-values sheet that show the same kind of figures, which suits contracts that let you choose the format, and checking your numbers before you fill in an official form.
Pay application questions
Is this the same as an AIA G702 and G703?
It does the same kind of arithmetic as an AIA G702/G703 pay application, but it is our own form with our own layout and wording. If your contract requires the official AIA documents, use those; you can still use this tool to check the numbers.
Why are there two retainage rates?
Many contracts hold back a different percentage on materials stored on site than on installed work, and some hold nothing back on stored materials. Enter each rate separately; set either to 0 if it doesn't apply.
What happens when I start the next application?
Everything billed so far moves into 'billed before', 'this period' clears, the application number goes up by one, and the amount earned after retainage becomes 'already requested'. Stored materials stay until you move them into installed work.
Why doesn't my schedule of values match the contract?
The values of all lines should add up to the original contract plus approved change orders. Add each approved change order as a line, or adjust the values, until the check message disappears.
AIA, G702 and G703 are trademarks of The American Institute of Architects. This tool is not affiliated with or endorsed by AIA.