Janitorial contract pricing and commercial cleaning contract rates by the month
Janitorial contract pricing is a fixed monthly price for a written scope of work, built from labor hours, wages, supplies, overhead and margin. A 20,000 sq ft office cleaned five nights a week prices at about 4,300 to 5,050 USD a month in Texas and 6,100 to 7,150 USD in New York, roughly 0.23 to 0.33 USD per square foot. Enter your building below and the estimator prices the contract the same way.
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Commercial cleaning contract pricing for your building
Pick the facility type, enter the cleanable square footage, the nights per week and your state. The result is a monthly contract price with a low, target and high figure, the price per square foot, labor hours per visit and crew size. Change the frequency to see how a three-night schedule against a five-night schedule moves the monthly number before you put it in a proposal.
AI bid pricing
Enter the facility details. Get a monthly contract price, a crew plan and a proposal preview.
Results
Monthly contract price
6,000 USD
Price per sq ft0.326 USD
- Low
- Target
- High
- Production rate (sq ft per labor hour)
- Labor hours per visit
- Crew size
- Time on site
- Monthly labor hours
- Labor cost
- Supplies
- Overhead
- Margin
Note on the estimate
The estimate uses general industry ranges for commercial cleaning production rates and wages. On the Pro plan you set your own production rates and wage rates per area, and every price in your account uses them.
Proposal preview
Scope of work
Cleaning schedule
Pricing
- Labor cost
- Supplies
- Overhead
- Margin
- Monthly contract price
Full PDF proposals with your logo are part of every plan.
How janitorial contract pricing is built
A contract price is not a guess per square foot. It is the cost of the hours your crew spends in the building every month, with supplies, overhead and profit on top. Our estimator splits the 4,678 USD target for a 20,000 sq ft Texas office cleaned five nights a week like this:
| Line | Monthly amount | Share of the price | How it is calculated |
|---|---|---|---|
| Labor | 2,993 USD | 64% | 144 labor hours a month at the loaded wage, with payroll taxes and workers comp |
| Supplies | 180 USD | 4% | Chemicals, liners and equipment wear, about 6% of labor |
| Overhead | 476 USD | 10% | Supervision, insurance, vehicles and office, about 15% of labor and supplies |
| Margin | 1,029 USD | 22% | Target margin on the price |
| Contract price | 4,678 USD | 100% | 0.23 USD per sq ft a month |
Labor is almost two thirds of the price, which is why janitorial contract pricing always starts from production rates (square feet one worker cleans in one hour) and the local wage, not from what the last company charged. If your wage goes up by a dollar an hour, the monthly price has to move with it.
Commercial cleaning contract rates per square foot
These are monthly rates per square foot from our estimator at a loaded wage of 18 USD an hour (the Other US setting), a 22% margin and no add-ons. Use them as a sanity check on a price you built from hours, not as a price list.
| Facility type | 2 nights a week | 3 nights a week | 5 nights a week |
|---|---|---|---|
| Office | 0.10 USD | 0.15 USD | 0.25 USD |
| Medical office | 0.14 USD | 0.20 USD | 0.34 USD |
| School | 0.11 USD | 0.16 USD | 0.27 USD |
| Bank branch | 0.12 USD | 0.18 USD | 0.30 USD |
| Gym or fitness center | 0.12 USD | 0.19 USD | 0.31 USD |
| Retail store | 0.09 USD | 0.14 USD | 0.23 USD |
| Church | 0.09 USD | 0.13 USD | 0.21 USD |
| Warehouse or light industrial | 0.05 USD | 0.08 USD | 0.14 USD |
Janitorial contract pricing by state
The same 20,000 sq ft office, five nights a week, priced with each region's wage level:
| State | Monthly range | Target per sq ft |
|---|---|---|
| North Carolina | 4,200 to 4,900 USD | 0.23 USD |
| Texas | 4,300 to 5,050 USD | 0.23 USD |
| Illinois | 5,050 to 5,950 USD | 0.28 USD |
| California | 5,800 to 6,850 USD | 0.32 USD |
| New York | 6,100 to 7,150 USD | 0.33 USD |
Wages explain the gap. A crew that costs 24 USD an hour in New York and 16.50 in North Carolina cleans the same square feet in the same time, so the New York contract carries about 45% more labor. State minimum wages keep moving (New Jersey is at 15.92 USD in 2026, Virginia at 12.77 with steps to 15.00 by 2028), so a multi-year contract needs an escalator. Our state pages for Texas, New York and North Carolina show local prices for more building types.
Pricing models buyers ask for
Most commercial buyers want one number a month. Public buyers and property managers often ask for more lines. Know which model the buyer uses before you price.
- Fixed monthly price. One price for a defined scope and schedule. The most common model for offices, clinics, banks and stores, and the one the estimator gives you.
- Price per square foot per year. Common in property management and large portfolios. Multiply your monthly price by 12 and divide by the square footage; 4,678 USD a month on 20,000 sq ft is about 2.81 USD per sq ft a year.
- Hourly rate with a fixed number of hours. Used for day porter work and some government contracts. Price the hour with burden, supplies, overhead and margin included, not the wage alone.
- Per visit. For one or two visits a week, small sites and churches. Divide the monthly price by visits per month (visits per week times 4.33).
- Unit prices for extra work. Strip and wax per square foot, carpet extraction per square foot, window cleaning per pane or per visit. Buyers add these on top of the base contract.
Add-ons priced as separate lines
Keep extra services out of the base price so the buyer can add or drop them without reopening the contract. On the 20,000 sq ft Texas office the estimator adds about 354 USD a month for restroom paper and soap restocking, 295 USD for quarterly windows, 2,595 USD for monthly strip and wax of all hard floors and 2,654 USD for a four-hour day porter on weekdays. With all four the contract reaches about 10,280 USD a month, more than double the base.
Cleaning contract pricing schedule in a public bid
A city, county, school district or university almost never takes a price in your own format. The solicitation includes a pricing schedule (also called a bid form or price sheet) and every bidder fills in the same cells. A typical cleaning contract pricing schedule asks for:
- 1 A monthly price per building or per site, often with the cleanable square footage already listed by the agency.
- 2 An annual total per building (monthly price times 12) and a grand total for all buildings.
- 3 Prices for each option year, usually years two to five, sometimes with a cap on the yearly increase written into the solicitation.
- 4 An hourly rate for additional or emergency work, and unit prices for floor care, carpet extraction and event cleaning.
- 5 Supplies included or excluded, as the solicitation states. Read this line twice, because paper products alone can be several hundred dollars a month on a busy building.
Price each building from its own hours, not by spreading one total across the sheet, because the agency may award buildings to different bidders or drop one building in year two. Award usually goes to the lowest responsive, responsible bidder, so a blank cell or a math error can disqualify a good price. Our government cleaning contracts page shows how public requests reach the feed with the estimate already attached.
Price escalators in multi-year janitorial contracts
A three to five year contract that holds one price loses margin every time wages rise. Ask for, or propose, a yearly adjustment tied to something you can show: the state minimum wage step, the Service Contract Act wage determination on federal work, or the consumer price index. Many public solicitations fix the method and cap the increase, so price year one knowing what the cap allows. On private contracts, write the adjustment into the agreement and name the date it applies; our commercial cleaning agreement guide covers the clause.
Where janitorial contract pricing goes wrong
- Pricing the gross lease area. Stairwells, mechanical rooms and tenant spaces the buyer cleans itself are not your hours. Price the cleanable area.
- Copying a per square foot rate from another building. Two 20,000 sq ft offices can differ by 30% in labor because of restroom count, private offices and floor types.
- Forgetting burden. A 15 USD wage costs you about 18.30 USD an hour after payroll taxes, workers comp and insurance.
- Leaving out travel and supervision time on small sites. A 3,000 sq ft site cleaned twice a week still needs a drive, a key and a supervisor visit.
- Holding one price for five years. Without an escalator, a contract priced at a 22% margin can fall under 10% by year four if wages climb 6% a year.
Priced contract requests in your area
On Janitorial, offices, clinics, schools, banks, stores and property managers post cleaning requests at no cost to them. Each request reaches your feed with square footage, frequency, the service window and a monthly price range already calculated by the same engine as the estimator above, so you can decide in a minute whether the job fits your crews and send a proposal the same day.
Starter is 79 USD a month for one service area with 100 AI pricing runs, Growth 199 USD with three areas, 500 runs, the public-sector feed and the proposal builder, Pro 499 USD with unlimited runs and your own production and wage rates. Paid yearly, every plan costs half.
Janitorial contract pricing questions
How much do janitorial contracts pay per month?
A janitorial contract for a 20,000 sq ft office cleaned five nights a week pays about 4,300 to 7,150 USD a month depending on the state, from our estimator. A 5,000 sq ft medical office runs about 1,450 to 1,700 USD in Florida, and a 50,000 sq ft warehouse about 6,200 to 7,300 USD at an 18 USD loaded wage.
How do you price a janitorial contract?
Price a janitorial contract from labor hours. Divide the cleanable square footage by a production rate for the facility type, multiply by visits per month, apply your loaded wage, then add supplies, overhead and margin. Check the result against a per square foot range for similar buildings before you send it.
What is a good profit margin on a cleaning contract?
Most commercial cleaning companies aim for a margin of about 15% to 30% on the contract price, and our estimator defaults to 22%. Thin margins under 10% leave no room for a wage increase or a sick crew member. Large public contracts are often bid at the lower end because award goes to the lowest price.
Should janitorial contracts be priced per square foot or per hour?
Price by labor hours and present the result as a monthly price. Per square foot is a useful check and some property managers ask for it, but it hides the real cost driver. Hourly pricing fits day porter work and extra services, where the buyer pays for time on site.
How much should I charge to clean a 10,000 sq ft office?
A 10,000 sq ft office cleaned five nights a week prices at about 2,150 to 2,550 USD a month in Texas on our estimator, roughly 0.23 USD per square foot. Three nights a week brings it to about 0.14 USD per square foot. Restroom count, floor types and add-ons can move the number either way.
What is a cleaning contract pricing schedule?
A cleaning contract pricing schedule is the price sheet in a public solicitation where every bidder enters the same figures: monthly and annual price per building, option year prices, an hourly rate for extra work and unit prices for floor care. Fill every cell, check the math and price each building from its own hours.
Bid on contracts that are already priced
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