Janitorial businesses clean commercial spaces such as offices, medical suites, schools, gyms, retail stores, and churches, usually on a recurring schedule. Most are solo operators or small crews who bill monthly for routine nightly or weekly cleaning, plus extra charges for floor work, window cleaning, carpet extraction, and supplies.
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Most janitorial work is sold as a flat monthly fee for a defined scope and schedule, for example five nights a week for a 5,000 sq ft office. That fee is built from an hourly labor cost, square footage, how many visits happen per week, and the type of space (medical and restrooms take longer than open offices). Per-square-foot pricing is common for bids and for one-time work like post-construction cleaning. Periodic work such as strip and wax, carpet extraction, pressure washing, and window cleaning is billed separately as a flat fee or per square foot. Supplies like paper goods, liners, and soap are either included in the monthly fee or billed at cost plus a markup of about 10 to 25 percent. Many contracts add annual or fuel-related increases. Hourly billing is used for day porters, special events, and small accounts.
| Service | Priced | Typical range |
|---|---|---|
| Routine office cleaning (recurring) | per sq ft per month | $0.08-0.25 |
| Hourly janitorial labor (cleaner) | per hour | $30-55 |
| Day porter / on-site attendant | per hour | $25-45 |
| Strip and wax vinyl tile floors | per sq ft | $1.00-3.00 |
| Carpet hot water extraction | per sq ft | $0.25-0.60 |
| Post-construction cleanup | per sq ft | $0.30-0.90 |
| Interior window cleaning | per pane | $4-10 |
| Restroom deep clean and sanitizing | flat fee per restroom | $60-150 |
Typical US ranges. Rates vary by region, experience, and job size.
| Description | Qty | Rate | Amount |
|---|---|---|---|
| Monthly janitorial service - 4,500 sq ft office, Mon/Wed/Fri evenings (13 visits) | 1 month | $950.00 | $950.00 |
| Carpet hot water extraction - main office and conference room | 2200 sq ft | $0.40 | $880.00 |
| Strip and wax - break room and entry VCT | 600 sq ft | $1.75 | $1,050.00 |
| Restroom supplies (paper towels, toilet tissue, hand soap) | 1 lot | $118.00 | $118.00 |
| Interior glass - lobby doors and partitions | 24 panes | $5.00 | $120.00 |
| Total | $3,118.00 | ||
Notes: Service period: March 1-31. Payment due within 15 days of invoice date. Late balances are charged 1.5% per month. Extra services were approved by the office manager on March 12. Please report missed areas within 48 hours so we can correct them.
Clients with multiple sites or monthly billing need to match each invoice to a building and date range.
Showing the agreed days and the actual visits completed prevents disputes when holidays or closures change the month.
Floor refinishing, carpet extraction, and windows are outside the monthly scope, and listing them separately shows what was added and why.
If paper goods and liners are billed, list them so the client can see they are not part of the flat fee.
Property managers and larger companies often cannot pay without a PO, and a named approver speeds up accounts payable.
Many commercial clients require proof of general liability coverage and bonding, and some local rules require a business license number.
Some states tax janitorial services or supplies while others do not, so check your state rules and show tax separately when it applies.
Recurring accounts are usually billed at the start or end of the month with net 15 or net 30 terms, and commercial clients often push for net 30. Ask for the first month in advance or a deposit on new accounts, and require a deposit or half up front for one-time jobs like post-construction cleaning. Late fees of 1.5 percent per month are common if written into the service agreement. ACH or auto-pay is the best fit for monthly accounts, with checks and card payments also common. Put cancellation terms in the contract, typically 30 days written notice.
Charge the same amount each month based on the average number of visits, instead of recalculating for weeks with five or four visits. Clients budget easier and you avoid monthly arguments.
Strip and wax, carpet cleaning, and window jobs often come up mid-month through a text or a hallway request. Get an email or signed work order before doing them and reference it on the invoice.
Paper goods and chemicals add up. Keep a simple log of what you restock at each site and either bill at cost plus markup or build a realistic amount into the base price.
Wages, chemicals, and fuel rise. Include an annual increase clause in your contract and send notice 30 to 60 days before it takes effect.
Send invoices on the same day each month so the client's accounts payable team knows when to expect them, and follow up the day after the due date.
Flat monthly rates work best for recurring commercial accounts because clients prefer a predictable cost. Use hourly rates for day porters, events, and small or uncertain jobs. Even with a flat rate, calculate your price from the hours the job takes.
Either include them in the monthly fee or list them as a separate line at cost plus 10 to 25 percent. Make it clear in the contract which approach you use so there are no surprises.
Your contract should say whether you bill for visits missed because the building was closed or inaccessible. Many cleaners still charge for scheduled visits with a short notice window, such as 24 hours, to cancel.
It depends on the state. Some tax cleaning services, some tax only supplies or certain types of work, and many do not tax services at all. Check with your state department of revenue or a local accountant.
For small jobs or sites far from your base, a trip charge or minimum service fee is reasonable. For regular accounts, most cleaners include travel in the monthly price, so list it only if the contract says to.
Send a Janitorial Service estimate for approval, then turn it into an invoice when the work is done.
Janitorial Service estimate template