Design-Build Certificate of Substantial Completion - 481
ConsensusDocs 481 is an administrative contract document used to confirm the date of substantial completion in a design-build project. It enables the Owner to make beneficial use of the project while identifying outstanding work required for final completion.
Included in:
Full Package, Design/Builder Package

ConsensusDocs 481 is a vital administrative contract document used in design-build construction projects to officially establish the date of substantial completion for the entire project or a specified portion of the work. Substantial completion is a critical milestone in any construction project, marking the point at which the Owner may begin to use or occupy the project for its intended purpose, even though minor tasks or corrections may still need to be completed.
This document is executed by both the Design-Builder and the Owner and serves multiple important contractual functions. Chief among them is the triggering of retainage release—the withholding of a portion of payment that is typically held until the project reaches substantial completion. Upon signing the ConsensusDocs 481, retainage can be partially or fully released as agreed upon in the project’s main contract documents.
In addition to setting the date of substantial completion, this form also includes a list of outstanding items (commonly referred to as a punch list) that must be finalized to reach final project completion. This allows the project to move forward with beneficial use, while maintaining a clear, mutually agreed path to closing out the remaining work.
Key Features of ConsensusDocs 481:
- Defines Substantial Completion Date
- Authorizes Owner’s Beneficial Use of Project
- Outlines Punch List for Final Completion
- Triggers Release of Retainage Based on Contract Terms
- Requires Signatures from Both Design-Builder and Owner
Who Should Use This Document?
ConsensusDocs 481 is essential for Design-Builders, Owners, construction managers, and legal professionals managing project closeout procedures. It provides a clear, standardized approach to marking substantial completion, reducing disputes, and ensuring a smooth transition to final completion.
This document complements other ConsensusDocs agreements and promotes transparency, accountability, and fair execution during the crucial final stages of a design-build project.