Commercial cleaning contracts are the next level. Instead of going house to house, you have a fixed contract that pays you every month.
A single office contract can be worth what 10-15 houses are worth. But getting them requires a different approach.
Why commercial contracts
Advantages:
- Predictable monthly income
- You don't have to constantly look for new clients
- You work more flexible hours (many offices are cleaned at night)
- The work is more systematic (the same office, the same routine)
Disadvantages:
- Requires liability insurance (almost always)
- May need more equipment
- Payments can take 30 days (companies don't pay immediately)
- If you lose the contract, you lose a lot of income at once
What you need before looking for contracts
Before knocking on doors, have this ready:
- Registered LLC — No serious company hires someone without a formal company
- Liability insurance — Almost everyone asks for it. Typical: $1M per incident
- EIN — To invoice as a business
- References — Even from residential clients
- Ability to invoice — Companies need a formal invoice
Where to look for contracts
1. Small office buildings
Don't start with large corporations. Look for:
- Offices of 1,000-5,000 square feet
- Buildings with 5-10 offices
- Small medical/dental offices
- Law offices
- Insurance agencies
These are easier to get and work more directly.
2. Property managers
Property managers administer buildings for the owners. If they like you, they can refer you to multiple properties.
Find them on:
- LinkedIn: "property manager Atlanta"
- Google: "commercial property management Atlanta"
3. Larger cleaning companies
Sometimes they need subcontractors. You don't have the direct contract, but you have work.
4. Your current network
Ask your residential clients: "What do you do for work? Who handles your office cleaning?"
Sometimes the homeowner also has a business.
How to make contact
By cold email
Find the email of the office manager or property manager.
Email example:
Subject: Cleaning service for [building/company name]
Hello [name],
My name is [your name] from [your company name]. We offer commercial cleaning service in the [area] area.
We have liability insurance, registered LLC, and references available. We clean offices similar to [mention something like theirs].
Could we schedule 15 minutes so I can see the space and give you a no-obligation quote?
Thank you,
[your name]
[phone]
In person
Visit the building, ask for the manager, and leave your card with a short letter.
Don't be pushy. Leave the information and follow up by email a week later.
How to quote
Step 1: Visit the space
Ask them to show you the office. Note:
- Square footage
- Number of bathrooms
- How many desks/workstations
- Type of floor (carpet, wood, tile)
- Frequency they want (daily, 3 times a week, weekly)
Step 2: Calculate your time
Estimate how many hours it takes to clean that space. Be realistic.
Step 3: Calculate your price
Simple formula:
- Hours per visit × your hourly rate = price per visit
- Price per visit × visits per month = monthly price
Example:
- 3,000 square foot office
- 2 hours per cleaning
- 3 times a week = 12 visits per month
- Your rate: $40/hour
- Price: 2 × $40 × 12 = $960/month
Step 4: Present the quote
In writing, professional. Include:
- What's included in the service (list each task)
- Frequency
- Monthly price
- Payment terms (Net 15, Net 30)
- Quote validity (30 days)
Typical price ranges
| Office size | Monthly price (3x/week) |
|---|---|
| 1,000-2,000 sq ft | $400 – $700 |
| 2,000-5,000 sq ft | $700 – $1,500 |
| 5,000-10,000 sq ft | $1,500 – $3,000 |
| 10,000+ sq ft | $3,000+ |
These are general ranges. They vary by area, type of office, and what's included.
The contract
For commercial contracts, you need a written contract. Basic, but in writing.
Include:
- Services included
- Frequency
- Price and payment terms
- Duration (typical: 1 year with automatic renewal)
- How to terminate the contract (30 days notice)
- Your liability insurance
You can find templates online or have a lawyer make you a basic one.
Common mistakes
- Quoting too low to "win" the contract — You end up working for free or giving poor service
- Not having insurance — You get disqualified immediately
- Not following up — You send the quote and wait. You have to follow up.
- Accepting very long payment terms — Net 30 is normal. Net 60 or more can affect your cash flow.
- Not having a written contract — "By word" doesn't work in commercial
Summary
- Prepare first — LLC, insurance, ability to invoice
- Start small — Offices of 1,000-5,000 sq ft
- Visit before quoting — You need to see the space
- Quote professionally — In writing, detailed
- Have a contract — Everything in writing
With a couple of stable commercial contracts, you have a base to grow. And with a professional website, you can get more contracts without knocking on doors — because companies also search on Google.