Commercial property cleaning services: buying for a portfolio rather than for a building
Buying cleaning for one building and buying it for twenty are different problems with different failure modes. A single building is a specification question. A portfolio is a consistency question: whether the standard that was agreed centrally is what a tenant on the fourth floor of the smallest asset actually receives, and whether anyone would know if it were not.
- median published rate, in the unit each company used
- 13companies that will print a rate
- 0metros with measured demand in this record
Figures on this page are quoted from the company's own page, in the unit that company used, with the date the page was read. Nothing is averaged across units.
- 13 company pages checkedevery figure matched verbatim to the company's own page
- Quoted and dated, never estimatedlast verification pass 2026-09-11
- 0 metros with measured demandcover evidenced by the company's own live page
What the companies publish
| # | Company | Published rate | Unit · What it covers | Source | Checked |
|---|---|---|---|---|---|
| 1 | Anago Cleaning Systems | ||||
| 2 | Big League Clean | ||||
| 3 | Buildingstars | ||||
| 4 | Clean Estimator | ||||
| 5 | CleanNet USA | ||||
| 6 | Commercial Cleaning Corp | ||||
| 7 | Fraser Commercial Cleaning | ||||
| 8 | Idaho Maintenance & Cleaning | ||||
| 9 | ISSA (the worldwide cleaning industry association) | ||||
| 10 | JAN-PRO Cleaning & Disinfecting | ||||
| 11 | LeadDuo | ||||
| 12 | Method Clean Biz | ||||
| 13 | Millennium Facility Services | ||||
| 14 | Plan B Facility Services | ||||
| 15 | Smart Janitorial | ||||
| 16 | XIRI Facility Solutions | ||||
| 17 | Ziva Cleaning |
Buying across a portfolio
- Write one specification with a per-asset schedule. The standard should be one document; the frequencies, areas and hours belong in a schedule per building. That is what lets you compare bids at portfolio level without pretending a business park and a city-centre tower are the same job.
- Decide whether service charge recovery shapes the buy. In most multi-tenant assets the cleaning is recovered through the service charge, which means tenants scrutinise it and the specification has to survive that scrutiny. Knowing which costs are recoverable before the tender is written keeps the contract out of an argument a year later.
- Put inspection in the contract, with who does it and how often. A portfolio contract without scheduled inspection reverts to whatever each site's contractor decides. Naming the inspector, the frequency and the score sheet is the single mechanism that keeps a central standard real at the twentieth building.
- Agree what happens to a failing site, not to a failing contract. The useful remedy operates at one asset. Terminating a portfolio contract because one site is poor is expensive and slow, so agree the site-level escalation and the site-level exit at the outset.
Common questions
- Is one contractor across a portfolio cheaper?
- Usually, and it also concentrates the risk. The saving is real; the contract should say what happens when the single contractor fails at one asset rather than everywhere.
- How do the published rates here apply?
- They apply per building. The per-square-foot figures in this record are general commercial cleaning rates and they are a reasonable sanity check on an individual asset's line, not on a portfolio total.
- Should tenants see the specification?
- In a recoverable service charge, expect to show it. Writing it as if it will be read by a tenant is a good discipline whether or not it is.
- Who holds the consumables cost?
- It varies and it should be explicit. Across twenty buildings, washroom consumables are a large number and a common source of unbudgeted spend.
Ask several contractors for a price
By market
Sources
Cite or embed this figure
Cite as: "Buffrota Price Record", updated 2026-09-11, https://buffrota.com/commercial-property-cleaning-services/.