// FREE TEMPLATE · COMMERCIAL CLEANING CONTRACT
// TL;DR
This is a complete 12-section commercial cleaning contract template, free and ungated, rendered in full on this page with a Word download below. It covers scope, schedule, supplies, pricing and payment terms, change orders, access, insurance, quality standards, termination, contractor status, and signatures, with bracketed placeholders you fill in. It is built from the contracts our cleaning clients actually use. Have an attorney licensed in your state review it before you put it in front of a client.
Free Commercial Cleaning Contract Template
$2K-$20K+
MONTHLY CONTRACT VALUES THIS TEMPLATE SERVES
12
SECTIONS IN THE TEMPLATE
60+
OPERATORS WHOSE REAL CONTRACTS INFORMED IT
0
EMAIL ADDRESS REQUIRED
Most commercial cleaning contracts fail in one of three places. The scope was a sentence instead of a checklist, so six months in the client expects window cleaning and the crew expects to be paid for it. Payment terms were never written down, so a $4,000 per month account drifts to net 60 while the operator makes payroll every two weeks. Or there was no termination language, and the operator finds out on a Friday that the building switched vendors on Monday.
The template below fixes all three. It is built from the contract structures our commercial cleaning and janitorial clients actually use with facility managers, property managers, and office managers, across accounts from $2,000 per month single-site contracts to $20,000 or more per month multi-building agreements. We kept the sections that hold up over a multi-year relationship.
One plain statement before you use it: we are a lead generation agency, not a law firm, and this page is not legal advice. Contract enforceability, late fee limits, liability caps, and non-solicitation terms vary by state and country. Fill in the template, then have an attorney licensed where the property is located review it before you sign a client on it. That review costs a fraction of one month of a single contract and protects every contract after it.
What a commercial cleaning contract must include
Every section exists because we have watched an operator lose money without it. What each of the twelve does:
- Parties and property. Names both legal entities and pins the agreement to one address and square footage, so a second building is a second contract.
- Scope of services. A checklist of what you clean, plus an explicit exclusions line. Scope creep lives in whatever this section leaves vague.
- Service schedule and frequency. Days, hours, periodic tasks, and holidays, with a notice period for schedule changes.
- Supplies and equipment. Who buys the paper products and liners. Consumables quietly erode margin when nobody wrote this down.
- Pricing and payment terms. The monthly rate, invoice day, due window, late terms, and the right to pause service when an invoice goes unpaid.
- Additional services and change orders. Deep cleans, floor care, and emergency response are quoted separately and approved in writing before you send a crew.
- Access, keys, and security. Credential logging, return on termination, and alarm procedures. The section a property manager reads first.
- Insurance and liability. What coverage you carry, when you hand over the certificate of insurance, and how damage claims and liability caps work.
- Quality standards and inspections. A correction window for deficiencies and a joint walkthrough cadence, so complaints have a process instead of a phone call.
- Term, renewal, and termination. Initial term, automatic renewal, notice periods, and termination for convenience and for breach.
- Independent contractor status. Confirms your crew are your employees, not the client's, and adds a mutual non-solicitation on staff.
- Signatures. The entire-agreement clause, governing law, and signature blocks for both parties.
Key Takeaways
- Scope as a checklist with an exclusions line prevents most disputes before they start.
- Payment terms, late terms, and a service-pause right protect cash flow on accounts that pay slowly.
- A change order process turns "can you also" requests into billable work.
- Termination for convenience with 30 to 60 days of notice lowers buyer risk and speeds up signing.
The template
Replace every [BRACKETED PLACEHOLDER] with your own names, addresses, prices, and dates, and delete any checklist item you do not offer.
// TEMPLATE · FULL TEXT
Commercial Cleaning Services Agreement
1. Parties and property
This Commercial Cleaning Services Agreement (the "Agreement") is made on [EFFECTIVE DATE] between [CLEANING COMPANY LEGAL NAME], located at [CLEANING COMPANY ADDRESS] ("Contractor"), and [CLIENT LEGAL NAME], located at [CLIENT ADDRESS] ("Client").
Contractor agrees to provide commercial cleaning services at the following location: [PROPERTY ADDRESS, SUITE OR FLOOR, APPROXIMATE SQUARE FOOTAGE] (the "Property"). The Client contact responsible for this Agreement is [CLIENT CONTACT NAME, TITLE, PHONE, EMAIL].
2. Scope of services
Contractor will perform the services checked below at the Property. Services not checked, and areas not listed, are outside the scope of this Agreement and may be added under Section 6.
- Empty trash and recycling at all stations and replace liners
- Dust and wipe desks (papers left in place), counters, sills, and ledges
- Vacuum carpets, rugs, and entry mats
- Sweep and damp mop hard-surface floors
- Clean and disinfect restrooms: fixtures, mirrors, partitions, floors; restock dispensers
- Clean and disinfect break rooms and kitchens: counters, sinks, tables, appliance exteriors
- Spot clean interior glass, door handles, light switches, and other high-touch surfaces
- Entry and lobby: glass doors, mats, floors, reception surfaces
- Periodic tasks (monthly or quarterly): [DESCRIBE, FOR EXAMPLE HIGH DUSTING, VENT CLEANING, MACHINE SCRUB]
- Other: [DESCRIBE]
Excluded unless added by change order: [EXCLUDED ITEMS, FOR EXAMPLE EXTERIOR WINDOWS, CARPET EXTRACTION, FLOOR STRIPPING AND WAXING, POST-CONSTRUCTION CLEANUP].
3. Service schedule and frequency
Services will be performed [NUMBER] times per week on [DAYS OF WEEK], between [START TIME] and [END TIME]. Periodic tasks marked monthly or quarterly in Section 2 will be performed during the [FIRST OR LAST] scheduled visit of each period.
Contractor will not perform services on the following holidays unless requested in writing: [HOLIDAY LIST]. Changes to the schedule require [NUMBER] days of written notice from either party, and a change that alters total service hours will be priced under Section 6.
4. Supplies and equipment
Contractor will furnish all cleaning equipment and cleaning chemicals required to perform the services and will use products appropriate for the surfaces at the Property. Safety data sheets are available to Client on request.
[CLIENT OR CONTRACTOR] will furnish consumable supplies, including restroom paper products, hand soap, and trash liners. If Contractor furnishes consumables, they will be billed at [COST PLUS PERCENTAGE OR FLAT MONTHLY AMOUNT] as a separate line item on the monthly invoice.
5. Pricing and payment terms
Client will pay Contractor [MONTHLY RATE] per month for the services described in Section 2 at the frequency described in Section 3. Contractor will invoice on the [DAY] of each month for that month of service, and payment is due within [NUMBER] days of the invoice date.
Invoices not paid within that period accrue a late charge of [PERCENTAGE] percent per month on the outstanding balance, or the maximum amount permitted where the Property is located, whichever is less. Contractor may pause services if an invoice remains unpaid [NUMBER] days past due, after giving written notice.
The monthly rate is fixed for the initial term. Contractor may adjust the rate at renewal with [NUMBER] days of written notice.
6. Additional services and change orders
Services outside Section 2, including one-time deep cleans, floor care, carpet extraction, window cleaning, post-event cleanup, and emergency response, will be quoted separately and performed only after Client approves the quote in writing (email is sufficient).
Permanent changes to scope, frequency, or square footage will be documented in a signed change order that states the revised monthly rate and the effective date. The change order becomes part of this Agreement.
7. Access, keys, and security
Client will provide Contractor with [KEYS, ACCESS CARDS, OR ALARM CODES] necessary to perform the services during the scheduled hours. Contractor will keep a log of all access credentials issued, will restrict them to personnel assigned to the Property, and will return or deactivate them within [NUMBER] days of termination.
Contractor personnel will secure doors and set alarms on departure according to Client's written instructions. Client will notify Contractor promptly of any change in access procedures, alarm codes, or areas that are restricted.
8. Insurance and liability
Contractor will maintain general liability insurance, workers' compensation coverage for its employees, and [ADDITIONAL COVERAGE, FOR EXAMPLE A JANITORIAL BOND] for the term of this Agreement, and will provide a certificate of insurance to Client on signing and at each renewal. Coverage limits are [LIMITS] or as otherwise agreed in writing.
Contractor is responsible for damage to the Property caused by the negligence of its personnel, provided Client reports the damage to Contractor within [NUMBER] days of the service visit. Contractor is not responsible for pre-existing conditions, normal wear, or damage arising from Client's own equipment or fixtures.
Except for amounts covered by insurance, each party's liability under this Agreement is limited to [LIMITATION, FOR EXAMPLE THE FEES PAID IN THE PRECEDING TWELVE MONTHS].
9. Quality standards and walkthrough inspections
Contractor will perform the services to a consistent professional standard and in accordance with the checklist in Section 2. Client may report deficiencies to [CONTRACTOR CONTACT NAME, PHONE, EMAIL], and Contractor will correct reported deficiencies within [NUMBER] business days at no additional charge.
The parties will conduct a joint walkthrough inspection [MONTHLY OR QUARTERLY] and document findings in writing. Repeated deficiencies that are not corrected after written notice are grounds for termination under Section 10.
10. Term, renewal, and termination
This Agreement begins on [START DATE] and continues for an initial term of [NUMBER] months. It renews automatically for successive [NUMBER]-month terms unless either party gives written notice of non-renewal at least [NUMBER] days before the end of the current term.
Either party may terminate this Agreement for convenience with [NUMBER] days of written notice. Either party may terminate for material breach if the breach is not cured within [NUMBER] days of written notice describing it. On termination, Client will pay for services performed through the termination date, and Contractor will return all access credentials under Section 7.
11. Independent contractor status
Contractor is an independent contractor and not an employee, partner, or agent of Client. Contractor is responsible for hiring, training, supervising, paying, and insuring its own personnel and for all related taxes and withholdings. Contractor personnel are not entitled to Client benefits.
Nothing in this Agreement creates an exclusive relationship. During the term and for [NUMBER] months after, neither party will solicit the other's employees who worked under this Agreement for direct employment without written consent.
12. Signatures
This Agreement is the entire agreement between the parties on its subject and replaces any prior proposal, quote, or discussion. Changes must be in writing and signed by both parties. This Agreement is governed by the laws of [STATE OR PROVINCE].
CONTRACTOR: [CLEANING COMPANY LEGAL NAME]
- Signature: ______________________________
- Name: [NAME]
- Title: [TITLE]
- Date: [DATE]
CLIENT: [CLIENT LEGAL NAME]
- Signature: ______________________________
- Name: [NAME]
- Title: [TITLE]
- Date: [DATE]
// DOWNLOAD
Download the Word version
The same twelve sections in an editable .docx. No email address, no form. For a PDF, print this page (Cmd+P or Ctrl+P) and choose “Save as PDF.”
How to customize it
The twelve sections stay the same across verticals. What changes is the checklist in Section 2, the schedule in Section 3, and the insurance language in Section 8. Walk the building and price it properly first (our guide on how to bid on commercial cleaning contracts covers the walkthrough and the production-rate math), then tune the template to what you saw.
For medical offices, add disinfection protocol language to the checklist, name the products you will use on exam room surfaces, and confirm in Section 8 that your crew has completed the training the practice requires. Our playbook on how to get cleaning contracts with medical offices covers what practice managers evaluate before they sign.
For office buildings, the common customization is a day porter add-on: a separate line in Section 5 priced as an hourly rate or a fixed monthly amount, with the porter’s hours and duties listed as their own block in Section 2. Our guide on how to get cleaning contracts with office buildings explains when the buyer will ask for a porter from day one.
For property management companies, expect the client to send their own vendor agreement. Keep your Section 8 language consistent with the certificate of insurance you actually hold, and attach this template as the scope and pricing exhibit if they insist on their paper.
// FAQ
Commercial cleaning contract template FAQ
What should a commercial cleaning contract include?
The parties and property address, a checklist-level scope with exclusions, schedule and frequency, who supplies consumables, the monthly price with payment and late terms, a change order process, access and key handling, insurance and liability language, quality standards with a correction window, term with renewal and termination notice, independent contractor status, and signatures. The template above covers all twelve.
Is a commercial cleaning contract legally binding?
A written services agreement signed by both parties is generally the kind of document courts treat as an enforceable contract, provided the basics are present: identified parties, a clear description of what is being exchanged, and mutual agreement. Enforceability and specific terms such as late fees and liability limits vary by jurisdiction. This template is built from operator practice, not legal advice; have an attorney licensed where the property is located review it before you sign a client on it.
How long should a commercial cleaning contract term be?
Twelve months is the most common initial term we see, with automatic renewal in twelve-month increments. New operators sometimes accept shorter terms to win the first contract. Whatever term you choose, pair it with a termination for convenience clause with 30 to 60 days of notice so both sides have a clean exit and the buyer feels less risk signing.
Month-to-month or annual: which is better for a cleaning contract?
Annual terms protect your revenue and make the account easier to staff. Month-to-month terms close faster because the buyer takes on less risk. Most cleaning operators we work with land on an annual term with a 30-day termination for convenience clause, which feels month-to-month to the buyer while keeping the account on an annual renewal cycle. Use pure month-to-month only for small accounts or a 90-day trial that converts to annual.
Can I use this template for janitorial services?
Yes. Janitorial services and commercial cleaning are the same recurring service sold to the same facility, property, and office managers, so the contract structure is identical. Rename the agreement if you brand as janitorial, adjust the Section 2 checklist to your scope, and the rest applies as written.
// NEXT STEP
The contract is the easy part.
Getting in front of facility managers who will sign it is the hard part. We run cold email and cold calling for commercial cleaning operators and book the walkthroughs that turn into contracts.
See also: How to get commercial cleaning contracts · Commercial cleaning lead generation