Certificate of Substantial Completion for Subcontract Work - 781

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The ConsensusDocs 781 form certifies substantial completion of subcontractor work, marking a key project milestone and enabling partial retainage release.

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Full Package, Sub Contracting Package

The ConsensusDocs 781 – Certificate of Substantial Completion for Subcontract Work is a standardized construction contract form used to officially record the date of substantial completion of subcontracted work. This essential document is signed by both the Subcontractor and the Constructor—which may be a general contractor, construction manager, builder, or design-builder—and plays a vital role in the project closeout process.

Substantial completion is a key milestone in construction projects. It signifies that a particular portion—or the entirety—of the subcontractor’s work is complete enough for the Owner to use or occupy the space for its intended purpose, even if minor work items or punch list tasks remain. In many cases, this includes designated areas of a project where the Owner needs early access or partial occupancy.

By documenting substantial completion, the 781 form provides clarity and mutual agreement between all involved parties. This official recognition also triggers the release of retainage—the portion of payment withheld throughout the course of the subcontract—as outlined in the contract documents. However, a portion of the retention may still be held if minor work is pending.

This contract form is particularly beneficial for projects with phased construction or staggered schedules, where various components or areas may reach completion at different times. It also reduces the risk of disputes by setting clear expectations and providing a legal basis for releasing payments and scheduling final tasks.

Incorporating the ConsensusDocs 781 into your construction document toolkit ensures greater transparency, compliance with industry standards, and smoother project execution. It aligns with modern project delivery practices and helps constructors and subcontractors manage closeout procedures efficiently and professionally.

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I recommend ConsensusDocs to all NSA and ASM members, and to all project participants seeking a fair and balanced contract. ConsensusDocs contracts are the only industry-standard contracts drafted and vetted by representatives from all industry stakeholder groups. As such, you can be assured that the roles, responsibilities and liabilities have been allocated in the best interests of the project versus any one party. As with any contract, the parties will need to make project-specific changes to the contract, but ConsensusDocs provides a solid contractual foundation that helps save time and money. And, with ConsensusDocs’ focus on facilitating project success via direct communications, advanced conflict resolution processes and so much more, parties are empowered to spend their time and energy on building projects and relationships versus unproductive silos and fighting one another at every intersection.