What Is AIA Billing? Essential Guide for Contractors and Architects

July 9, 2024






AIA Billing System

The AIA billing system is a standardized method for submitting and processing payment applications in the construction industry. Developed by the American Institute of Architects (AIA), it uses a systematic approach involving forms G702 and G703 to streamline job-related paperwork for contractors and architects. Understanding what is AIA billing is essential for anyone involved in construction project management, as it helps ensure timely and accurate payments.

What is AIA Billing?

AIA billing, initiated by the AIA in 1992, is designed to provide a detailed and standardized way to apply for payments during a construction project. It uses a percentage of completed contract method, also known as progress billing, to keep track of the financial aspects of a project. The main documents involved are the G702 Application for Payment and the G703 Continuation Sheet, which break down the work completed and the amount due in a detailed manner.

Key Documents in AIA Billing

The two primary forms in AIA billing are the G702 and G703:

G702 Application and Certification for Payment

This form includes fields for general information such as the owner, contractor, project details, application number, and contract date. It also summarizes the financial aspect of the project with sections for the Original Contract Sum, Net Change by Change Orders, Total Completed and Stored to Date, Retainage, Current Payment Due, and more.

G702 Application and Certification for Payment

G703 Continuation Sheet

The G703 form provides a breakdown of the contract sum into individual phases or segments of work based on a Schedule of Values. This allows contractors to specify work completed from previous applications, work done in the current period, and materials stored on-site, ensuring accurate and transparent billing.

G703 Continuation Sheet

Section-by-Section Breakdown of AIA Forms

The AIA billing process includes several critical sections:

Part 1: Schedule of Values

This section lists all line items from the original Schedule of Values (SOV) and details the progress made on each.

Part 2: Application for Payment

This is where you'll detail the current amount due, previous payments, and the total amount due on the project.

Part 3: Change Orders

Any approved change orders that impact the payment amount are detailed here.

Part 3: Change Orders

Part 4: Summary

This section summarizes the total amount due for the current payment application.

Tips for Managing AIA Billing Documents

Effective management of AIA billing documents is crucial. Here are some tips:

  • Maintain accurate records of all AIA billing documents and backup documentation.
  • Keep a log of submission dates and payment receipts to track the payment process.
  • Use AIA billing software to integrate with accounting systems for streamlined management.
  • Avoid common mistakes such as double billing for stored materials and incorrect retainage calculations.

Additional Considerations

Besides understanding what is AIA billing, it is vital to comprehend the nuances involved in its application. Contractors should be cautious with customizations of AIA forms, understand notarization and legal obligations, and properly manage change orders. Leveraging technology can provide flexibility, but care should be taken to ensure compliance with industry standards.

Additional Considerations

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