We currently generate 20-30 leads per day from cold calling for commercial cleaning companies. In this guide we share the exact script we use, the objection handling responses, and what real successful calls actually sound like.
If you run a commercial cleaning business and you're looking for the most direct path to decision-makers, cold calling still works. Email and ads can't get you the same level of real-time engagement.
Why cold calling still works in commercial cleaning
Cold calling isn't flashy. It's not as scalable as cold email. But it has one major advantage: it puts you directly in front of decision-makers.
Whether you're targeting offices, medical facilities, or industrial buildings, a quick confident call can open doors that emails never will. Some facility managers and property managers don't read email regularly. They DO answer their phones.
Not everyone will say yes. That's the process. The more calls you make, the more chances you create. It's a numbers game, but the math works because the lead quality is high when it does work.
Step 1: Pick the right industry to target
Before you dial, decide who you're calling.
Target industries that have:
- A decent budget
- Consistent cleaning needs
- Decision-makers reachable by phone
Strong targets for commercial cleaning cold calling:
- Medical facilities (dentist offices, chiropractors, plastic surgery clinics)
- Property management firms
- Office buildings
- Industrial facilities
- Retail centers
Step 2: Build a list
Three options:
- Online directories + Google search: manual, free, slow
- LinkedIn: manual, free, slow, but lets you find specific decision-makers
- Fiverr: search "cold calling list," find someone with good reviews, pay them to build it
- Hire a list building service: fastest if you want it done for you
Whichever method you pick, the list needs phone numbers and ideally the name of the decision-maker.
Step 3: The script
Don't sound robotic. The script is there to guide the conversation, not to read from.
Opening (gatekeeper):
"Hi, this is [your name]. Can I speak to the person in charge of your janitorial services?"
When transferred to the decision-maker:
"Hey [name], I'm calling because we specialize in commercial cleaning services and I wanted to see if you'd be open to us coming out and giving you a quote."
That's it. Two lines. No long pitch. You're asking one question: are you open to a free walkthrough?
If they say yes:
- Confirm a good time for the walkthrough
- Get the email address
- Confirm you'll send info before the visit
- Optionally: ask about facility size and current cleaning service to qualify
That's the whole call. Most last under 90 seconds.
Real successful calls
Here's what real cold calls look like (transcribed from our actual campaigns):
Call 1: janitorial services intro
"Hey, this is Liam. I'm looking to speak with the person in charge of your janitorial services. Are you the manager?"
Prospect: "Yeah, that's me."
"Yeah, I'm calling from [Company]. We do commercial cleaning, janitorial service, building maintenance, like floor waxing, window cleaning, and stuff. We're hoping to drop by and give you a free estimate. Wondering if you guys are free for us maybe next week or any convenient time?"
Prospect: "Yeah, that's fine. Normally I'm here from 7 AM to 4 PM Monday to Friday."
"Great. We'll pass your information to my boss and he'll contact you next week to confirm the visit."
Call 2: overnight cleaning needs
"Hi, we're calling from [Company]. We do commercial cleaning, event cleanup, post-event cleaning services, janitorial. Just hoping to drop by and give you a free estimate. Would next week work?"
Prospect: "One of the tricky things for us with our event schedule is that our cleanings have to happen overnight. Not every commercial cleaning service is able to do that because I have evening events. Is your company able to handle cleanings between 12 AM and 8 AM?"
"Yeah, of course. Definitely they can."
Prospect: "Amazing. Tuesday at 1, is that possible?"
"Sure, all right."
These aren't pushy. They're conversational. They offer value (a free estimate) and find the right timing.
Step 4: Handle objections
Most calls won't go perfectly. You'll hit objections. The good news: most objections are predictable, and you can prepare for them.
Objection 1: "We already have a cleaning service."
Response:
"I totally understand. Many of our clients already had a cleaner when we first reached out, but found that our services could offer something extra, whether that's a more thorough clean or even better pricing. Would you be opposed to us coming out just so we can give you a quote? You'd have something on hand if it ever became relevant."
Objection 2: "I'm not interested right now."
Response:
"That's okay. Could I send you some information to keep on file in case things change down the line? What's the best email for you?"
Objection 3: "We're happy with our current service."
Response:
"That's great. Out of curiosity, is there any aspect of your cleaning service that you wish was better or different?"
This question can go two ways. Sometimes the prospect shuts it down. Sometimes they offer up information about exactly what their current service is missing, and that becomes your opening.
The key with all objections: stay calm, stay polite, show you're offering value, not pitching.
Step 5: Always follow up
Don't give up after the first call. Most businesses won't agree to a service change after one conversation. That's why follow-up matters.
Follow up:
- During the cold calling phase (call back in a few weeks if they weren't ready)
- After the walkthrough (every walkthrough doesn't convert immediately)
- Even after a "no" (circumstances change: current cleaner messes up, contracts expire)
The more they hear from you, the more they remember you when they need cleaning services.
If you want us to do the cold calling for you
We run cold calling specifically for commercial cleaning companies. Trained Manila-based callers, custom scripts per client, recorded calls, qualified leads delivered with full context. We work with one client per market.
Schedule a call and we'll quote your scope.