Free Cost-Plus Invoice Template
Bill actual cost plus your fee, with credits and owner-provided items handled for you, then download a PDF or a QuickBooks Online file.
Grand Total
$29,131.96| Expenses | $22,475.00 |
| Credits | -$426.00 |
| Subtotal | $22,049.00 |
| Line Items | $3,582.96 |
| Reimbursable Expenses | $3,500.00 |
| Amount Due | $29,131.96 |
Expenses
Credits
Line Items
Reimbursable Expenses
Assumptions
Amounts are in US dollars. The 15% builder fee and 1.25% insurance line are example rates for the worked invoice, not market rates: use the rates and the definition of cost in your contract. A fee never goes below zero, so credits larger than expenses earn no fee. Owner-provided items are billed at cost with no fee, for items the owner chose and agreed to pay back, such as an appliance allowance. Sales tax and retainage are not added. You can also start from a spreadsheet: download a sample QuickBooks CSV.
Free for builders who bill actual cost plus a fee. Updated October 2026. Results are estimates, not financial, legal, lending, or tax advice. See all free contractor tools.
What is a cost-plus invoice?
On a cost-plus contract the owner pays the actual cost of the work plus a fee for the builder. A cost-plus invoice lists those costs, takes off any credits, and adds the fee, so the owner can check each number against a receipt. To see what a fee rate leaves you as a margin, use the markup vs margin calculator. To check whether cost plus beats a fixed price on the job, use the cost plus vs fixed price calculator. Buildplus cost-plus software turns project expenses into invoices and applies your builder fee for you.
Formula and worked example
| 1 | Fee basisExpenses − credits | $22,475.00 − $426.00 =$22,049.00 |
|---|---|---|
| 2 | FeesFee basis × each fee percent | $22,049.00 × (15% + 1.25%) =$3,582.96 |
| 3 | Amount dueFee basis + fees + owner-provided items, which carry no fee | $22,049.00 + $3,582.96 + $3,500.00 =$29,131.96 |
How it works
Enter each cost in Expenses, each return or vendor credit in Credits, and your fee lines in Line Items. Type a percent and the fee is that share of the fee basis. Type an amount instead and the fee is fixed. Remove a section you do not need and restore it from the bar that then shows in the invoice. Your draft saves in this browser.
When to use it
Use it on a cost-plus or time-and-materials job where the contract lets you bill actual cost plus a fee, and the owner can review what you spent. For a fixed price, use the construction invoice template. For a lender draw against a schedule of values, use the pay application generator.
Common mistakes
Charging the fee on a cost and then again on its credit. Billing the fee on items the contract excludes, such as owner allowances. Rounding each fee line differently from the contract. Leaving out the receipts: an owner who can match every expense to a bill pays with fewer questions.
Before Buildplus I would have to send my subcontractors multiple payments spread out over a couple of days to avoid hitting electronic transfer limits.
Now I can send one payment and be done. That convenience combined with the fact that payments are automatically tracked back to the right subcontract makes Buildplus a very elegant solution.
Cliff Kahan
Property Projects LLCFAQs
Should the fee apply before or after credits?
After, in most contracts. A credit is cost you did not spend, so a fee on it would charge the owner for nothing. This template takes credits off first and charges the fee on what is left. If your contract says otherwise, enter the fee as a fixed amount.
What is a typical cost-plus fee?
The rate is whatever your contract says. The 15% in the example is only a value to show the math. Builders often set the fee from their overhead and the profit they need on the job. The markup vs margin calculator shows what a fee rate means as a margin.
How do I show credits in QuickBooks Online?
QuickBooks invoice import does not accept negative lines, so the QBO file leaves credits out and says so in the memo. The PDF shows them. In QuickBooks, record the credit as a credit memo, or lower the matching expense before you export.
What should I attach to a cost-plus invoice?
Copies of the bills, receipts, and payroll records behind each expense, and any change orders that moved the budget. Most cost-plus contracts give the owner the right to review them, and sending them with the invoice saves a round of questions.
Is my invoice saved, and who can see it?
Your draft saves in this browser on this device. It is not sent to Buildplus and it is not in the page link. The first download asks for your contact details. Download the PDF to keep a copy with the project file.
What is Buildplus?
Buildplus is the payments, expenses and invoicing platform built for contractors running cost-plus jobs. Every payment, swipe and reimbursable expense stays tied to the project it belongs to.
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