Download is the only button
Every free invoice generator claims free and no signup. Go to the biggest one and you will find two buttons: Save and Send, which needs an account, sitting directly above Download, which does not. Most people press the first one, hit a wall, and reasonably conclude they were lied to.
The claim was technically true and practically false, and the entire difference was which button came first. Everything in this section has one button. It says Download and it produces the PDF.
The reverse charge, which is where construction invoices go wrong
This one is British, and there is no equivalent anywhere else on this list, which is worth saying before you read four paragraphs that may not apply to you. If you are a subcontractor doing construction work for a VAT registered contractor who is not the end user, you almost certainly should not be charging VAT at all. Under the domestic reverse charge that came in during March 2021, the customer accounts for the VAT instead of you, and your invoice has to say so.
Getting it wrong costs you either way. Charge VAT you should not have and the customer’s accountant bounces the invoice and you wait another month. Leave the wording off and it comes back for the same reason.
It is not a judgement call, it is a checklist. It applies when every line on the left is true, and it does not apply the moment any line on the right is:
| Reverse charge applies when all of these hold | It does not apply if any of these do |
|---|---|
| The work is within CIS scope | The customer is an end user and has told you so in writing |
| Both of you are VAT registered | The customer is not VAT registered |
| The payment is reported under CIS | The supply is zero rated, new build housing being the common one |
| The rate is standard or reduced | You are an employment business supplying staff rather than construction services |
The end user declaration is the one to keep. It is the customer’s job to tell you they are the end user, in writing, and if they have not then the default is that the reverse charge applies. Filing that statement is what defends the decision later.
Tick the reverse charge option and the VAT line is removed, the net becomes the amount due, and the wording HMRC requires is added for you. You cannot forget it because you never type it.
Every document around the invoice, not just the invoice
Seven documents, and each one does a different job:
- A quote comes before the work.
- An estimate is not a quote, and should never be worded like one.
- A purchase order goes to your supplier.
- A delivery note gets signed at the tailgate.
- A credit note fixes what you already sent.
- A remittance advice tells a supplier what your payment covers.
- A statement chases everything outstanding on one page.
They are all the same document underneath, so they all behave the same way and they all carry your branding. An estimate here is worded so it cannot be read as a fixed price, which is one of the most common ways small firms lose money on paperwork.
Four markets, four ways to make somebody pay you
Late payment interest applies to any commercial invoice. Construction gets a second regime on top, and all four of these markets have built one. They were legislated separately, decades apart, and they have arrived at nearly the same shape: you claim, they respond, somebody who is not a judge decides quickly, and you get to stop work. What differs is the machinery, and it differs enough that experience of one is actively misleading in another.
The mechanism, market by market:
| Where | What you use | How fast | The leverage |
|---|---|---|---|
| United Kingdom | Adjudication under Part II of the Construction Act 1996 | Decision within 28 days of referral | Right to suspend performance |
| Australia | A payment claim, answered by a payment schedule, under the state Security of Payment Acts | Adjudicator decides in 10 business days | Suspend, and recover the amount as a debt |
| Canada | Federal Prompt Payment for Construction Work Act, plus provincial regimes | 28 days to pay a proper invoice, then 7 days down each tier | Suspend, and file the determination in court |
| United States | No adjudication. A mechanics lien against the property itself | Filing windows are set state by state | The owner cannot sell or refinance cleanly |
Canada designates provinces once their own regime is fully in force: Ontario, Saskatchewan and Alberta are designated. Australia legislates state by state, so the deadlines move when you cross a border.
The American row is the one that surprises people from the other three. There is no fast tribunal to go to, so the pressure is not applied to the person who owes you at all: it is attached to the building, and it is the owner who discovers the problem when they try to sell or borrow against it. That makes the American timetable a filing deadline rather than a claim deadline, and missing it removes the only real leverage there is.
Getting paid, not just invoiced
Under the Late Payment of Commercial Debts legislation you can charge statutory interest at eight per cent above base on a commercial invoice paid late, plus a fixed compensation sum depending on the size of the debt. It applies whether or not it is in your terms, because it is statutory. Almost nobody claims it, and simply mentioning it in your terms changes how quickly you get paid.