Worked example · Builders
Builder invoice example: what a correct one looks like
The example shows a frame-stage progress claim on a renovation: the stage amount, one approved variation, and the claims-to-date summary that keeps everyone honest. This is the format that gets released by banks and building inspectors without a second phone call.
Variations only ever appear with a reference to the signed variation document. An unnumbered variation line is how builders end up in tribunal.
The example
Example invoice for a builder
TAX INVOICE
Keystone Building Co.
| Description | Qty | Unit (ex GST) | GST | Amount |
|---|---|---|---|---|
| Progress claim 3 of 6: frame stage complete (per contract BC-2024-08) | 1 | $38,500.00 | $3,850.00 | $42,350.00 |
| Variation V-02: upgrade to 90x45 MGP12 frame (signed 28/07) | 1 | $2,400.00 | $240.00 | $2,640.00 |
| Site cleanup & waste removal, frame stage | 1 | $650.00 | $65.00 | $715.00 |
| Subtotal (ex GST) | $41,550.00 | |||
| GST | $4,155.00 | |||
| Total (inc GST) | $45,705.00 | |||
Contract BC-2024-08. Claimed to date incl. this claim: $118,700 of $196,400. Payment 5 business days per contract.
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Trade-specific rules
GST notes for builders
Building & construction: where invoicing means progress claims, variations and deposits under a written contract, and the paperwork requirements step up accordingly.
- Each progress claim is a full Tax Invoice: heading, ABN, date, stage description, GST. Include the owner's name (and ABN if a company); claims are almost always over $1,000.
- Variations must reference the signed variation number and date. GST applies to variations exactly as to the base contract.
- A claims-to-date table (claimed / this claim / remaining) isn't an ATO requirement, but banks financing the build often require it before releasing funds.
Related
Before you send it
- Not registered for GST, or not sure? The sole trader invoice template has a no-GST version of this layout, and invoicing without GST in Australia explains what changes on the page.
- Invoicing a builder as a subbie? Read the subcontractor invoice guide for progress claims, variations and retention.
- Tired of retyping your details? The best invoice app for tradies and sole traders compares the apps Aussie builders actually use, with current prices.
Fair questions
FAQ
The bank wants to see claims-to-date. Where does that go?
A short table or note under the lines: contract price, claimed to date, this claim, remaining. The example includes one; banks release faster when it's on the claim itself.
How do I invoice an owner-builder vs a homeowner?
Identically for ATO purposes. The difference is contractual: owner-builders often want more itemisation, which the description column handles.
Retention held by the client?
Invoice the full stage amount; note the retention as a payment term ('less 5% retention per clause 12, released at final'). Retention is not a discount and shouldn't reduce the GST.
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