Office cleaning businesses, from solo operators to small crews, clean workplaces such as small offices, medical suites, coworking spaces, and retail back offices, usually after hours. Invoices typically cover recurring janitorial visits billed monthly, plus add-on work like carpet extraction, window cleaning, floor stripping and waxing, and supplies.
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Most office cleaning is priced as a flat monthly fee for a set schedule, such as three nights a week, which is worked out from square footage, cleaning frequency, and the time the job takes. Many cleaners build the quote from an hourly labor target (often $25-50 per labor hour billed) and then express it as a per-visit or per-month price. Per-square-foot pricing is common for larger spaces and for one-time or specialty work. Add-ons like carpet cleaning, strip and wax, window washing, and deep cleans are billed separately as flat fees or per square foot. Restroom supplies (paper, soap, liners) are either included in the monthly price or billed at cost plus a markup. Initial deep cleans for new accounts are often charged as a one-time fee, and many cleaners require a contract term of 6-12 months with 30-day cancellation notice.
| Service | Priced | Typical range |
|---|---|---|
| Recurring office cleaning (general janitorial) | per sq ft per visit | $0.05-0.20 |
| Recurring office cleaning (hourly basis) | per labor hour | $25-50 |
| Initial deep clean for new account | per sq ft | $0.20-0.50 |
| Carpet extraction | per sq ft | $0.20-0.45 |
| Strip and wax hard floors | per sq ft | $1.00-3.00 |
| Interior window cleaning | per pane | $3-10 |
| Restroom supply restock | per month | $25-100 plus cost |
| Post-construction cleanup | per sq ft | $0.30-0.80 |
Typical US ranges. Rates vary by region, experience, and job size.
| Description | Qty | Rate | Amount |
|---|---|---|---|
| Monthly janitorial service, 4,000 sq ft office, 3 visits per week (13 visits) | 1 month | $780.00 | $780.00 |
| Restroom and break room supplies (paper towels, toilet paper, soap, liners) | 1 month | $65.00 | $65.00 |
| Carpet extraction, main work area and hallways | 2200 sq ft | $0.30 | $660.00 |
| Interior window cleaning, conference room and lobby | 24 pane | $5.00 | $120.00 |
| Trash removal to dumpster, extra bags from office event | 1 flat fee | $25.00 | $25.00 |
| Total | $1,650.00 | ||
Notes: Payment due within 15 days of invoice date. Recurring service continues under the agreement dated January 5, with 30 days written notice to cancel. Please report any missed areas within 48 hours so they can be corrected at no charge. Late balances are subject to a 1.5% monthly fee.
Many clients have multiple suites or buildings, and the square footage ties the charge back to the quoted scope.
Clients who pay monthly want to confirm the number of visits matched the agreed schedule, especially after holidays or skipped nights.
Carpet cleaning, floor work, and window cleaning are outside the base contract, so listing them separately avoids questions about what was included.
Consumables are a common source of disputes. Show whether they are included or billed so the client sees what they paid for.
Property managers and larger companies often cannot pay without a PO or cost center reference.
Points to the signed agreement for schedule, cancellation notice, and rate increases if a client questions the amount.
Commercial clients often request proof of insurance and a W-9. Sales tax on cleaning services varies by state, so show tax separately if it applies where you work.
Commercial clients usually pay recurring accounts monthly, with invoices sent at the start or end of the month and due in 15 to 30 days. Net 30 is common with larger companies and property managers, while smaller offices may agree to net 15 or autopay. One-time jobs such as strip and wax, post-construction cleanup, or initial deep cleans often require a 25-50% deposit, with the balance due at completion. Many cleaners add a late fee of 1.5% per month, stated in the contract. Common payment methods are ACH transfer, check, and card, and card fees are sometimes passed on or built into the price.
Invoicing at the start of the month rather than the end keeps cash flow steadier and gives you leverage if an account falls behind, since you can pause service after a stated grace period.
List which rooms, tasks, and days are included, and what counts as extra. Vague scope leads to requests for free window wiping or trash from events that then show up as complaints about the bill.
Paper goods and soap can eat into thin margins. Record what each site uses and adjust the supply line or monthly rate at renewal if costs rise.
Wages, supplies, and fuel costs rise. A clause allowing an annual increase with 30 days notice lets you raise rates without renegotiating the whole contract.
Decide whether closed days are credited, made up, or still billed, and write it into the agreement. Clients notice when the invoice does not match the calendar.
Either works. Many cleaners estimate the hours a job takes and multiply by a labor rate, then present it as a flat monthly price. Per square foot is easier to quote for large or simple spaces. Check that the result covers labor, supplies, insurance, travel, and some profit.
It depends on the contract. Many cleaners include basic supplies in the monthly price, while others bill restroom paper and soap at cost plus a markup. Whichever you choose, state it on the quote and show it on the invoice.
It varies by state and sometimes by city. Some states tax janitorial services and others do not. Check with your state revenue department or a local accountant before adding or omitting tax.
Send a reminder a few days after the due date, then follow up by phone. If your contract includes a late fee and a service pause clause, apply them consistently. For repeated late payment, consider requiring autopay or payment in advance.
List it as its own line item with the square footage, the tasks covered, and the flat fee or per-square-foot rate. Collect a deposit before starting if the job is large, and show the deposit as a credit on the final invoice.
Send a Office Cleaning estimate for approval, then turn it into an invoice when the work is done.
Office Cleaning estimate template