Property management cleaning contracts from managed buildings, priced before the walkthrough
Janitorial sends property management cleaning contracts from multi-tenant office buildings, medical office buildings, apartment community common areas and HOA clubhouses in your service area to your feed, each with cleanable square footage, nights per week and a monthly price range already calculated. A 30,000 sq ft managed office building cleaned five nights a week prices at about 6,450 to 7,600 USD a month in Texas, so you know before the walkthrough whether the building fits your crew.
Commercial and public-sector work only. Cancel any time. Your pricing data stays yours.
Price a managed building cleaning contract
The calculator below opens on the office facility type at 30,000 sq ft and five visits a week, the size of a typical three-story multi-tenant office building that a property management firm runs for an owner. Enter only the square footage the manager wants cleaned (the whole building, or just lobbies, corridors, restrooms and the tenant spaces under the base lease), set the frequency and your state, add a supplies restock, monthly floor care, quarterly windows or a day porter, and you get labor hours per visit, crew size and a monthly price range. No account needed.
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.
What property management cleaning contracts include
A property manager buys cleaning for a building it does not own, on behalf of an owner who reads a monthly operating report. That changes the sale. The manager wants a contractor who keeps tenants from calling, shows up on the schedule in the service agreement and sends a clean invoice that fits the budget line approved for the year. Price matters, but a manager who replaces a cleaner after tenant complaints remembers the hassle longer than the savings.
The work splits two ways. In office and medical office buildings the base lease often includes nightly janitorial for tenant suites, so the manager hires one company for the whole building: suites, lobbies, corridors, elevators, restrooms and the loading dock. In apartment communities, condo associations and HOAs the contract usually covers common areas only: the leasing office, clubhouse, fitness room, mail room, hallways, stairwells and trash rooms, two to five times a week.
Many firms manage a portfolio of 10 to 50 buildings in one metro. A contractor who does well on one building is the first call when the next property comes under management or the next service contract comes up for renewal.
- Tenant suites, private offices and conference rooms cleaned on the nightly schedule in the lease
- Lobbies, elevator cabs, corridors and stairwells vacuumed, mopped and dusted, glass and directories wiped
- Common restrooms cleaned, disinfected and restocked every visit
- Leasing office, clubhouse, fitness room and mail room cleaned on the days the association sets
- Trash rooms and dumpster areas kept clear, with a set pickup routine for bulky items
Common area cleaning checklist property managers put in the scope of work
Managers write the scope by area and frequency, and the bid that answers line by line is the one they can compare and approve without a second call.
| Frequency | Tasks property managers list |
|---|---|
| Every visit | Empty trash in suites and common areas; clean and restock common restrooms; vacuum lobby and corridor carpet; damp mop hard floors; wipe elevator cab walls, buttons and door tracks; clean entrance glass and directory boards |
| Weekly | Dust handrails, ledges, vents and light fixtures in reach; detail stairwells; clean break rooms and kitchenettes in common areas; clean fitness room equipment surfaces and mirrors |
| Monthly | Spot clean carpet traffic lanes; machine scrub or burnish lobby hard floors; clean trash room floors and chutes; high dust corridors |
| Quarterly or on request | Carpet extraction; strip and refinish VCT; interior glass and partitions; move-out cleaning of a vacated suite; post-renovation cleanup of a common area |
Add three items office bids rarely need: how your crew handles after-hours access to occupied suites (key or fob log, which doors stay locked), how tenants report a missed task and how fast you fix it, and the certificate of insurance naming both the owner and the management company as additional insured. Managers check that last point before they read the price.
How much do property managers pay for commercial cleaning
Property managers pay from labor hours, the same way any building owner does. With the Janitorial engine at a 22 percent target margin, supplies and overhead included, a managed office building cleaned five nights a week lands at about 0.23 USD per square foot per month in Texas and Florida, 0.28 USD in Illinois and 0.32 to 0.33 USD in California and New York. The table shows what the estimator returns for typical managed buildings.
| Building | Frequency | State | Labor hours per visit | Monthly price range |
|---|---|---|---|---|
| 4,000 sq ft apartment leasing office and clubhouse | 3 times a week | Texas | 1.3 | 500 to 600 USD |
| 8,000 sq ft HOA clubhouse and fitness room | 2 times a week | Florida | 2.7 | 700 to 800 USD |
| 10,000 sq ft single-tenant office | 5 nights a week | Texas | 3.3 | 2,150 to 2,550 USD |
| 30,000 sq ft multi-tenant office | 3 nights a week | Texas | 10.0 (crew of 3) | 3,850 to 4,550 USD |
| 30,000 sq ft multi-tenant office | 5 nights a week | Texas | 10.0 (crew of 3) | 6,450 to 7,600 USD |
| 30,000 sq ft multi-tenant office | 5 nights a week | Illinois | 10.0 (crew of 3) | 7,600 to 8,900 USD |
| 30,000 sq ft multi-tenant office | 5 nights a week | California | 10.0 (crew of 3) | 8,750 to 10,250 USD |
| 30,000 sq ft multi-tenant office | 5 nights a week | New York | 10.0 (crew of 3) | 9,100 to 10,700 USD |
| 40,000 sq ft medical office building | 5 nights a week | Texas | 18.2 (crew of 5) | 11,750 to 13,800 USD |
| 60,000 sq ft office building | 5 nights a week | Texas | 20.0 (crew of 5) | 12,900 to 15,150 USD |
| 100,000 sq ft office building | 5 nights a week | Georgia | 33.3 (crew of 9) | 20,900 to 24,500 USD |
Add-ons move the number more than most owners expect. On the 30,000 sq ft Texas building, restocking paper and soap lifts the range to 6,950 to 8,150 USD, quarterly windows to 6,850 to 8,050 USD, a four-hour day porter for the lobby and restrooms to 8,900 to 10,450 USD and monthly strip and wax to 10,050 to 11,800 USD. Quote each one as its own line, because the manager often has to get the owner's approval for anything above the budgeted base price.
How much does it cost to clean common areas of an apartment complex?
Common area cleaning for an apartment complex usually costs a few hundred to a few thousand USD a month, depending on the square footage cleaned and the visits per week. A 4,000 sq ft leasing office and clubhouse cleaned three times a week prices at about 500 to 600 USD a month in Texas. Hallways in mid-rise buildings and trash rooms add hours on top.
How do I get cleaning contracts with property management companies?
Answer the request fast, walk the building with the manager and send a bid the owner can approve as written. Most managers will not hand a portfolio to an unknown company, so the first building is the audition, and the next ones follow when tenants stop calling.
- 1 Ask what the base lease includes. In office buildings, tenant suites may be in scope every night; in apartment communities only common areas are. Price the square footage that is actually cleaned.
- 2 Walk the building at night if you can. You see the real restroom count, elevator cabs, loading dock and where the crew can stage carts and trash.
- 3 Ask about the budget year. Many managers set operating budgets in the fall for January. A bid that lands in October has a better chance than one that lands in March.
- 4 Name your tenant response routine. One phone line or email for tenant requests, a fix within one business day and a monthly report the manager can attach to the owner report.
- 5 Send the certificate of insurance with the bid, with the owner and the management company named as additional insured, plus proof of workers' compensation.
- 6 Quote one monthly base price with separate lines for day porter, windows, carpet extraction and floor care, so the manager can approve the base and add the rest later.
Once you clean one building well, ask the manager which other properties in the portfolio come up for bid this year. That is how a two-crew company becomes the regular vendor for a management firm.
How Janitorial helps you win property management cleaning contracts
Requests from managed buildings arrive in your feed with the details a bid needs: square footage, nights per week, facility type, the areas in scope when the manager lists them and the bid due date.
- Contract request feed with email alerts on every plan, filtered to your service area and to the facility types you clean (office, medical office and the rest), so managed buildings near you reach you first.
- AI bid pricing that starts from the production rate for the facility type and your state's labor cost, with every number visible and editable.
- Proposal builder with 3 templates and PDF export with your logo on Starter; on Growth the AI proposal builder drafts the scope by area and frequency, a pricing table with optional lines and terms from the request.
- Price history per facility type on Growth, so you see how your building prices compare with the bids you won and lost.
- Your own production rates and wage on Pro, for companies that already know their square feet per hour on multi-tenant buildings.
Starter is 79 USD a month or 468 USD a year for one service area. Growth covers three areas, which suits companies that follow a management firm across a metro. One signed 30,000 sq ft building at 6,450 USD a month pays for the Starter plan more than eighty times over.
Property management cleaning contracts, common questions
Do property management companies hire cleaning companies?
Yes. Most property management companies hire outside cleaning companies rather than employ their own janitors, because it keeps payroll, insurance and turnover off the owner's books. Office and medical buildings usually contract nightly janitorial for the whole building, while apartment communities and HOAs contract common area cleaning a few times a week.
How much should I charge to clean an office building for a property manager?
Charge about 0.23 USD per square foot per month for five nights a week in Texas and Florida and about a third more in California and New York, built up from labor hours at a 22 percent margin. A 30,000 sq ft building comes to about 6,450 to 7,600 USD a month in Texas. Quote day porter and floor care as separate lines.
How often should common areas be cleaned?
Common areas in office buildings should be cleaned every business night, with lobbies, elevators and restrooms done every visit. Apartment and condo common areas are usually cleaned two to five times a week depending on unit count and traffic, with trash rooms checked daily. Carpets are extracted quarterly and hard floors refinished once or twice a year.
What should a property management cleaning contract include?
A property management cleaning contract should include the scope by area and frequency, the access and key procedure, how tenant complaints are reported and fixed, supplies and who pays for them, the monthly price with optional lines, insurance with the owner and manager as additional insured, a 30-day termination clause and the annual price review.
Are property management cleaning contracts available near me?
Yes, when a property manager, owner or association in your service area posts a request. Janitorial matches every request to the cleaning companies that cover that area and clean that facility type, so managed building requests near you land in your feed with a price range already attached.
Do property managers pay to post a cleaning request?
No. Property managers, building owners and associations post cleaning jobs at no cost. Cleaning companies pay a flat subscription, with no per-lead charges and no credits.
Get property management cleaning contracts in your area
Choose your service area, select the facility types you clean and bid on managed buildings with the price already calculated.