A complete guide for property managers evaluating full-service janitorial contracts — what's included, what's extra, and how to choose the right provider
Full-service janitorial typically includes nightly cleaning of all areas (trash removal, vacuuming, mopping, restroom sanitation, dusting), plus periodic deep cleaning such as carpet shampooing, floor stripping and waxing, window washing, and pressure washing. Most contracts also cover supplies, equipment, insurance, and a dedicated account manager. Pricing averages $0.10-$0.30 per square foot per month.
Property managers and facility managers evaluating commercial cleaning contracts often encounter the term “full-service janitorial” — but what does it actually include? Understanding the standard components, common add-ons, and important contract details is essential before signing an agreement.
What's Included in Standard Janitorial Service?
A standard janitorial contract typically covers these nightly tasks:
- Trash Removal: Emptying all wastebaskets and recycling bins
- Vacuuming: Carpeted areas including offices and common spaces
- Mopping: Hard-surface floors in restrooms, breakrooms, and entryways
- Restroom Cleaning: Toilets, sinks, mirrors, and restocking supplies
- Dusting: Surfaces, furniture, window blinds, and baseboards
- Breakroom/Kitchen: Sinks, countertops, and appliances
- Entryway Maintenance: Sweeping, spot mopping, and glass door cleaning
What Additional Services Does Full-Service Janitorial Include?
Full-service janitorial builds on the standard scope with these additional services:
Floor Care: Carpet shampooing, floor stripping and waxing, hard-surface buffing and burnishing, grout cleaning.
Building Maintenance: Interior/exterior window washing, pressure washing walkways and parking areas, post-construction cleanup, event setup and teardown.
Specialized Services: Green cleaning with certified products, CDC/OSHA-compliant disinfection, medical-grade healthcare cleaning, electrostatic spraying.
How Is Full-Service Janitorial Priced?
Full-service janitorial pricing follows one of three models:
- Per Square Foot: Fixed monthly rate based on total sq ft — best for buildings with consistent layouts
- Hourly Rate: Billed per hour per cleaner — best for smaller offices with variable needs
- Fixed Monthly: Flat rate regardless of visits — best for predictable budgeting
Average costs in 2026: Small offices under 5,000 sq ft: $0.15-$0.35/sq ft/month. Mid-size 5,000-20,000 sq ft: $0.10-$0.25. Large facilities 20,000+ sq ft: $0.08-$0.20. Medical offices: $0.20-$0.40.
What's Not Typically Included?
Even “full-service” contracts usually exclude: carpet replacement or repair, pest control (requires licensed exterminator), major construction/renovation cleanup, exterior window washing above ground level, HVAC duct cleaning, trash dumpster rental and hauling, and snow removal. Always review the exclusions section of your contract carefully.
Frequently Asked Questions
Is full-service janitorial worth the extra cost? For buildings over 5,000 sq ft, full-service typically costs 15-25% more than basic but eliminates multiple vendor management.
How often should carpet be cleaned? Every 6-12 months for commercial offices; high-traffic areas may require quarterly.
Do providers supply equipment? Yes — reputable providers supply all equipment, chemicals, and supplies including green options.
Can I customize the contract? Absolutely — a good provider offers flexible programs tailored to your building’s needs.
How to Choose a Full-Service Janitorial Provider
When evaluating providers: (1) Request detailed proposals from 3-5 companies. (2) Verify insurance — minimum $2M general liability. (3) Check references from buildings similar to yours. (4) Tour active accounts to see their work firsthand. (5) Review the scope of work to ensure all needed services are listed. (6) Ask about training and evaluation processes. (7) Understand the escalation process for service gaps.
Ready for a full-service janitorial program tailored to your building?
Why Trust RBM Building Services for Full-Service Janitorial?
At RBM Building Services, we have been providing full-service janitorial and commercial cleaning since 1974 — over 50 years of experience serving property managers across Utah, Arizona, Nevada, and Texas. Our full-service programs are customized to each property’s needs, with transparent pricing, verified staff, and a dedicated account manager for every contract.
