General Contractor Software

Every Sub, Every Milestone, One Command Center

Running a project means coordinating a dozen subcontractors, chasing RFI responses, and issuing AIA pay apps on time. OptiServe AI puts your bid, your sub schedule, and your pay apps on one screen so nothing falls through the cracks.

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22%
reduction in average project overrun
4.5×
faster lien waiver collection vs. email chains
$5.2M
average annual project value managed per account
Features

Built for the way GCs actually manage projects

Bids, subs, RFIs, pay apps, and lien waivers — all connected.

📐

Bid Takeoffs & Scope Sheets

Quantify from PDFs or uploaded plans. Organize scope by CSI division, attach sub quotes, and produce owner-ready proposals in one click.

🏗️

Subcontractor Coordination

Issue subcontracts, collect COIs, and track sub progress milestones. Overdue deliverables surface on your project dashboard automatically.

📋

RFI & Submittal Log

Number, route, and track every RFI and submittal with due dates and response status. Architects and owners respond via a secure link — no email archaeology.

💰

AIA Progress Billing & Pay Apps

Generate G702/G703 pay applications tied to your schedule of values. Owner approval, retainage tracking, and sub payment splits handled in one workflow.

📄

Lien Waiver Collection

Send conditional and unconditional lien waiver requests to subs and suppliers. Track collection status and hold payment releases until waivers are returned.

📊

Job Cost vs. Budget Dashboard

Compare projected vs. actual labor and material costs in real time. Spot cost overruns before they erode margin, not after close-out.

Pricing

Scale from one project to a full project portfolio

Flat pricing — no per-project or per-sub-contractor fees.

Starter
$199/mo

For sole-proprietor GCs and small remodelers managing a few jobs at a time.

  • ✓ Project dashboard & job pipeline
  • ✓ Basic scheduling & milestone tracking
  • ✓ Customer & client records
  • ✓ Online invoicing & payment collection
  • ✓ Vendor & subcontractor contacts
  • ✓ AI assistant for project inquiries
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Most Popular
Professional
$399/mo

For GCs running 3–15 simultaneous projects with multiple sub trades.

  • ✓ Everything in Starter
  • ✓ Bid takeoffs & scope sheets
  • ✓ Subcontractor coordination & COI tracking
  • ✓ RFI & submittal log
  • ✓ Photo/video job documentation
  • ✓ QuickBooks Online sync
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Business
$799/mo

For established contractors managing commercial projects with full AIA billing.

  • ✓ Everything in Professional
  • ✓ AIA progress billing & pay applications
  • ✓ Lien waiver collection workflows
  • ✓ Job cost vs. budget reports
  • ✓ GPS timesheets & crew geofencing
  • ✓ Profit protection & margin alerts
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Enterprise
$999/mo

For multi-office GC firms needing custom ERP integrations and branded portals.

  • ✓ Everything in Business
  • ✓ White-label client portal
  • ✓ Custom ERP & Procore integrations
  • ✓ Multi-office project management
  • ✓ Dedicated project consultant
  • ✓ SLA-backed priority support
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All plans include a 30-day free trial. No credit card required.

From the Field

General contractors who run tighter jobs

From custom homes to commercial fit-outs.

★★★★★

"Lien waiver collection used to be a full-time job for my office manager. OptiServe AI sends the request automatically when the pay app goes out. Collection went from 3 weeks to 5 days."

B
Brian C.
President, Capstone Builders — Austin, TX
★★★★★

"The RFI log saved a $47,000 dispute on a commercial job. I could show the architect exactly when I sent the question and exactly when they responded. That timestamp was everything."

A
Angela W.
Project Manager, Westfield Commercial Construction — Seattle, WA
★★★★★

"Pay apps used to take me half a day with Excel. Now I run the G702 from the schedule of values in about eight minutes. The owner gets it by email and approves digitally."

M
Mike F.
Owner, F&R General Contracting — Charlotte, NC
FAQ

GC software questions answered

Yes. The Business plan includes an AIA progress billing module. You set the schedule of values at project start, then generate G702/G703 PDFs each billing cycle with retainage calculated automatically.
Yes. Each subcontractor record stores COI expiration dates. Dashboard alerts notify you 30 days before a COI expires so you can require renewal before the sub works another day on site.
When you release a sub payment, the system automatically generates a conditional lien waiver request and emails it to the sub. When they sign electronically, the waiver status updates to collected and the release is recorded.
The Business plan includes a subcontractor portal. Subs log in, see their scheduled milestones, submit invoices for approval, and download their executed contracts — without needing a paid seat.
The Enterprise plan includes a custom Procore integration. For other plans, you can import project data via CSV for budgets, contact lists, and schedule of values.
Certified payroll exports are on the roadmap. Currently you can track labor classifications and hours per job and export to your payroll processor. Contact sales for complex prevailing-wage requirements.

Your next project deserves a real command center

Get bids, subs, RFIs, and pay apps under one roof before your next kickoff meeting.

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