Commercial cleaning is the contract cousin of residential: instead of many homeowners, you serve fewer buildings on monthly agreements — offices, medical suites, gyms, dealerships. One signed contract can be worth $1,500–$8,000/month for a year or more.
It's a sales-then-operations business. Winning contracts takes proposals and persistence; keeping them takes inspections and reliable staffing. Owners who treat both as systems grow past owner-operator fast.
Who this fits
- ✓People comfortable selling B2B (or willing to learn a script)
- ✓Owners who want contracts, not transactions
- ✓Managers who can hire, schedule, and inspect
- ✓Boring-business buyers: established books of contracts are purchasable
What it costs to start
Commercial equipment (vacuums, floor tools, cart)
$1,000 – $5,000
LLC, liability + janitorial bond, workers' comp (when hiring)
$600 – $2,500
Proposal templates, site, uniforms
$200 – $800
First contracts' supplies and consumables
$200 – $700
What you can realistically earn
Bids typically land at $0.08–$0.20 per square foot per visit, or $25–$45/hour of labor. A 10,000 sq ft office cleaned three nights a week is commonly a $1,800–$3,200/month contract.
Labor is your main cost — pay $16–$22/hour and target 45–55% gross margin per contract. Ten mid-size contracts supports a real company with an owner who no longer cleans.
Ranges are educational estimates from operator-reported figures — your market, effort, and execution decide where you land.
Why it works
- +Contract revenue is durable and forecastable
- +Night/evening work — pairs with a day job at the start
- +Scales through crews, not your hours
- +Businesses with contracts sell for real multiples
Honest downsides
- −Longer sales cycle than residential
- −Staffing reliability is the whole game at scale
- −Thin bids from national franchises in some metros
How to start: step by step
- 1
Pick a niche building type
Medical suites, gyms, or small offices. A niche sharpens your pitch and your checklist.
- 2
Build a one-page proposal
Scope, frequency, price, insurance proof, and a satisfaction clause. Same-day proposals win.
- 3
Prospect 20 buildings a week
Walk-ins, LinkedIn to office managers, and referrals from commercial realtors and property managers.
- 4
Land and over-serve contract #1
First 90 days: inspect weekly, fix issues same-day, and ask for the referral once trust is earned.
- 5
Hire your first night crew
Two part-timers on your checklist. You inspect, they clean. Growth is now sales-limited, not hours-limited.
Common questions
How do I win contracts with no track record?
Start with buildings under 10,000 sq ft where owners decide fast, offer a 30-day out clause to remove their risk, and show proof of insurance up front. Your first three contracts buy your credibility.
Commercial vs residential — which is better?
Commercial pays more per client and scales bigger; residential starts faster and sells easier. Plenty of owners run residential for cash flow while building a commercial book.
Can I buy an existing commercial cleaning company?
Yes — books of contracts sell at 1.5–3x monthly revenue. Verify contract terms, client tenure, and staffing before buying. Our quiz's Boring Business track scores this model for buyers.
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