Setting the right price for your commercial cleaning services can feel like aiming at a moving target. Charge too little, and your profits suffer. Go too high, and you risk scaring off potential clients. And, with so many variables – square footage, type of service, labor costs, frequency, even location – pricing is one of, if not the most tricky part of running a cleaning business.
Whether you’re just starting out or refining your current pricing model, this guide is here to help! It’s built for commercial cleaning business owners, solo cleaners, and anyone responsible for quoting cleaning jobs – offices, medical spaces, restaurants, warehouses etc.
You’ll find clear, practical answers to questions like:
- How to calculate commercial cleaning rates that actually make sense for your business
- How much to charge for commercial cleaning based on different service types, property sizes, and job scopes
- And how to factor in your real-world costs: labor, supplies, overhead – while still staying competitive and profitable
The purpose of this guide is to teach you how to set up pricing that works both for you and your clients – so you can stop guessing and start quoting with confidence.
2. Startup Costs: What It Takes to Begin
First things first, let’s see what it takes to actually get up and running. For both teams and solo operations, startup costs can vary greatly depending on the business model, service scope and how lean you plan to operate in the beginning. Here’s a breakdown of the key costs to consider when starting a commercial cleaning business:
Equipment and Supply Costs
Most of your initial investment will go into cleaning tools and products. At a minimum, you’ll need:
- Basic equipment: Vacuums, mop buckets, floor scrubbers, carts, dusters, sprayers
- Cleaning supplies: Disinfectants, floor cleaners, microfiber cloths, gloves, trash liners, and specialty products based on your services (e.g., floor waxing or window cleaning)
- Storage and transport: If you’re mobile, you’ll need a reliable vehicle and storage solutions to keep things organized on the go
Depending on your scale and services, these essentials can run anywhere from $500 to $5,000 or more. Going for commercial-grade equipment may cost more upfront but usually pays off in durability and performance.
Licensing and Insurance
Getting legal and staying protected is non-negotiable. That includes:
- Business licenses and permits, which vary by state and city
- Liability insurance, often required by commercial clients, to cover damages or accidents
- Bonding, which gives clients peace of mind and is sometimes needed to win certain contracts
Expect to spend around $500 to $1,000+ for licensing and insurance, depending on your location and coverage.
Initial Labor and Marketing Costs
If you plan to hire from day one, factor in:
- Wages or subcontractor payments
- Training costs to make sure staff meet industry and safety standards
You’ll also need to get the word out. This could include:
- A basic website
- Business cards, flyers, or signage
- Online ads or local directory listings
Combined, labor and marketing might add another $500 to $2,000 to your startup costs, depending on how much you handle yourself vs. outsource.
3. Understanding the Market: What Are the Going Rates?
It’s good to know what other commercial cleaning businesses are charging before you set your own prices. Rates can vary quite a bit depending on service type, location, and the size of the space being cleaned, but there are common patterns you can use as a starting point.
Average Commercial Cleaning Rates
Commercial cleaning rates typically fall into one or two pricing models:
- Hourly: Ranges between $25 and $90 per hour, with the national average around $29/hour.
- Per Square Foot: Commonly between $0.07 and $0.15, but can go higher depending on services included.
As a general benchmark, 2,000 sq. ft. office space might cost $140-$300 per visit, with regular cleanings on the lower end and one-off deep cleans at the higher end.
Rates by Service Type
| Service Type | Average Rate |
|---|---|
| Basic office cleaning | $0.07–$0.15 per sq. ft. |
| Deep cleaning | $0.10–$0.30 per sq. ft. |
| Carpet cleaning | $0.08–$0.25 per sq. ft. |
| Stripping & waxing | $0.30–$0.50 per sq. ft. |
| Buffing floors | $0.04–$0.12 per sq. ft. |
| Ceramic tile cleaning | $0.12–$0.21 per sq. ft. |
| Window cleaning | $2–$5 per pane |
| Appliance cleaning | $10–$40 per appliance |
| Spot cleaning/stains | $25–$40 per hour |
The above services are often sorted into either general janitorial or specialty services. Specialty jobs require more time, equipment, or expertise – hence the higher price.
Optional: Regional Variation
Keep in mind that in larger cities or high-demand areas, prices can be 10-20% higher than average. And vice versa: rural or low-cost regions may charge on the lower end. It’s worth researching your local competition to see what’s standard in your service area.
4. Commercial Cleaning Price Breakdown
This section is designed to serve as a handy reference – whether you’re building your own rate sheet or comparing with industry norms.
4.1. Pricing by Service Type
General Cleaning Services
| Square Footage | Avg. Cleaning Time | Est. Price Range |
|---|---|---|
| 0-1,000 sq. ft. | 1-2 hours | $120 |
| 1,000-2,000 sq. ft. | 2-3 hours | $200 |
| 2,000-3,000 sq. ft. | 3-4 hours | $290 |
| 3,000-4,000 sq. ft. | 4-5 hours | $370 |
| 4,000-5,000 sq. ft. | 5-6 hours | $460 |
These figures assume standard cleaning needs in well-maintained office spaces. Heavier use or poor upkeep may require longer clean times.
Add-on or Specialized Services
| Add-On Service | Typical Price Range |
|---|---|
| Carpet Cleaning | $0.20-40.40 per sq. ft. |
| Window Cleaning | $2-$5 per pane |
| Stripping & Waxing | $0.30-$0.50 per sq. ft. |
| Tile & Concrete Floors | $0.12-$0.21 per sq. ft. |
| Disinfection Services | Varies; often hourly or per sq. ft. |
Add-on services are usually priced separately and quoted after an on-site walkthrough.
4.2 Commercial Office Cleaning Cost Breakdown
You’ll often choose between charging hourly or by square footage. Here’s how those models play out:
| Service Type | Hourly Rate | Per Sq. Ft. Rate |
|---|---|---|
| Home Cleaning | $25-$50/hour | N/A |
| Office Cleaning | $30-$60/hour | $0.07-$0.15 per sq. ft. |
| General Commercial | $30-$75/hour | $0.10-$0.25 per sq. ft. |
Larger jobs usually benefit from square-foot pricing, particularly when the scope is consistent and predictable.
4.3. Pricing by Business Size
The size of a business has a direct impact on how you price your cleaning services. Here’s a rough guide:
| Office Size | Estimated Square Footage | Typical Monthly Rate (2x/week) |
|---|---|---|
| Small (5-10 employees) | Up to 1,500 sq. ft. | $400-$700 |
| Medium (10-30 people) | 2,000-4,000 sq. ft. | $700-$1,200 |
| Large (30+ employees) | 5,000-10,000 + sq. ft. | $1,500-$3,000+ |
The more space you clean, the more you’ll earn – but you may need to offer a lower rate per square foot to stay competitive.
5. Pricing by Niche: What to Charge for Specific Services
Rates can vary widely depending on the type of facility and the work involved. Let’s have a look at what businesses typically charge for common commercial cleaning services:
Office Cleaning
Most standard office cleanings fall between $0.12–0.25 per square foot, or $35–75 per hour. Pricing depends on factors like size, frequency, and whether you’re doing basic upkeep or deep cleaning once a week.
Janitorial Services
For ongoing janitorial contracts, you might charge $0.10–$0.20 per square foot, especially for large offices or schools. These rates usually include daily upkeep and restocking supplies.
Medical Office Cleaning
Because of the strict hygiene standards, cleaning medical spaces often costs more: $0.20–$0.35 per square foot. Clients expect thorough disinfection, so be sure to factor in both time and specialized products.
Commercial Kitchen Cleaning
These jobs are heavy-duty. Expect to charge $50–$150 per hour, depending on the size and condition of the kitchen. Grease removal, vent cleaning, and sanitation require time, tools, and sometimes hazmat-grade supplies.
Specialty Services
Extras like floor waxing, post-construction cleanup, or deep sanitation are often billed as one-time jobs. Rates can range from $0.30–0.50 per square foot or flat fees of $250–2,000+ depending on scope. These are great for boosting profit margins – just make sure your estimates account for every hour and supply.
6. How to Price a Commercial Cleaning Job (Step-by-Step)
Here’s a simple walkthrough that covers the key steps in calculating your commercial cleaning rates:
1. Define the Scope of Work
Start with the basics: What’s being cleaned? How often? Are you dusting desks or scrubbing grout? Visit the site or ask the client detailed questions. Don’t skip this: misjudging the job is where most underquoting happens!
2. Estimate Labor Costs
This is the backbone of your pricing. Figure out how many hours the job will take and how many people you’ll need.
Say the job takes 4 hours and 2 cleaners:
→ 4 × 2 = 8 labor hours
Now multiply by your true labor cost (wages + taxes + insurance). If your cleaners make $17/hour and your overhead adds 20%, your actual cost is:
→ $17 × 1.2 = $20.40/hour
→ 8 hours × $20.40 = $163.20 total labor cost
3. Add Materials & Overhead
Include supplies, fuel, admin costs, software – anything that keeps your business running. A safe rule is to add 20–25% to your labor cost:
→ $163.20 × 1.2 = $195.84 total with overhead
4. Add Your Markup
This is your profit. Most cleaning companies add 30–50%, depending on the competition and job type:
→ $195.84 × 1.3 = $254.59 final price
That’s your answer to how much to charge for commercial cleaning – at least for this particular job.
5. Compare with the Market
Once you have your number, check local benchmarks. Are others charging $0.20 per square foot for similar jobs? Great – you’re in range. If you’re way off, look again at your estimate or decide whether you’re offering something they’re not.
7. Choosing a Pricing Model: Strategy Matters
How you charge is just as important as what you charge! Different pricing models work better for different jobs, so let’s break down your options:
Hourly Rate
- Best for: New or uncertain jobs.
- Range: $25-$75/hour per cleaner
Pros: Simple to calculate, easy to adjust if the job changes
Cons: Clients may question slow work; efficiency is never rewarded
Per Square Foot
- Best for: Large or regular commercial spaces
- Range: $0.05-$0.25/sq. ft.
Pros: Fast estimates, suitable for high-volume work
Cons: Doesn’t account for details like grime level or equipment needed
Flat Rate
- Best for: One-time or well-scoped jobs
Pros: Cleaner quotes, better for profit when you work quickly
Cons: High risk if you underestimate the time or effort
So, When to Use Each One?
In short, hourly is ideal for first-time clients or jobs with unclear scope. Per square foot works well for recurring cleanings in similar buildings (offices, schools, warehouses), and a flat rate is great for deep cleans or specialty work where your experience helps you quote.
You can also mix models when you get the hang of it: the more you refine your approach, the easier it is to answer how much you charge.
8. Other Key Factors That Affect Pricing
Beyond the basics like square footage and service type, there are several practical variables that can shift your rates up or down – often in ways that newer cleaning businesses overlook!
Facility Size & Layout
Larger spaces usually cost more overall, but the per-square-foot rate may actually go down. Why? Because once you’re already on-site with a team, there are economies of scale – fewer trips, shared supplies, and more efficient workflows. That said, layout still matters. A sprawling open office is a very different job than a maze of small rooms or cubicles, which require more maneuvering and detailed work.
Cleaning Frequency
More frequent cleanings generally mean a lower cost per visit. The space stays in better condition, requiring less time and elbow grease each session. Many clients appreciate this model, especially when it’s reflected transparently in the pricing.
Location & Accessibility
Travel time, parking, and how easy it is to get your equipment in and out can all influence what you charge. A high-rise downtown with a tricky freight elevator is a different beast than a ground-floor suburban office with a private entrance.
Specialty Requirements
Not all jobs are created equal. Green cleaning products, high-security protocols, or specialized environments (like medical offices or labs) require different supplies, certifications, or processes. All of that should be factored into your rates.
Seasonal Demand Surges
As with any service business, commercial cleaning isn’t immune to peaks and valleys. Demand often rises during flu season, back-to-school months, or before holidays, and your pricing can reflect that. However, make sure to communicate why those rates might shift during high-demand periods early on!
9. Bonus Tips
And finally, here are a few bonus tips to polish your pricing model:
Be Transparent and Clear
Break down your quotes so clients know exactly what they’re being charged for. This is how trust is built.
Offer Tiered Pricing
A basic, standard, and premium tier can give clients options and help you upsell passively, without being pushy.
Update Pricing Every 6-12 Months
Your costs change, and so should your rates. Don’t shy away from reviewing your prices at least once a year to stay aligned with overhead, wages, and industry trends. What seems like a small increase can make a big difference over time.
Explain the Value Behind the Price
Don’t just state your price. Help clients understand what goes into the number: experienced staff, consistent quality, reliable scheduling, eco-friendly supplies, or flexible service windows. Clients are far more likely to accept a higher price when they understand the value behind it. This goes for any kind of service business.
10. Conclusion
Pricing your commercial cleaning services isn’t an exact science, but you absolutely can make it a repeatable, data-driven process.
Use this guide as a working blueprint: something you come back to as your business evolves, helping you keep your pricing fair but also competitive and sustainable.
Now go make those quotes count!
