We don’t publish a rate card, because a rate card would be a lie. Here’s what actually moves the number, so you can sanity-check any bid you get, including ours.
Why there’s no price list
Two 4,000 square foot buildings in Bend can differ by more than double. One is a law office with carpet, four people, and one restroom. The other is a pediatric clinic with VCT floors, twenty exam rooms, six restrooms, and a hundred kids a day through the door.
Any company that quotes you a firm number without seeing the building is either padding it heavily or planning to renegotiate once they’ve started.
The six things that set your number
Square footage of actual cleanable space. Not the lease number. Warehouse racking, mechanical rooms, and storage don’t get cleaned the way offices do, and they shouldn’t be priced as if they do.
Frequency. Five nights a week costs more per month than twice a week, but less per visit. Frequency is also the biggest lever you control. Many buildings that ask for nightly service genuinely only need three nights.
Scope depth. Trash, restrooms, and vacuuming is a different job from that plus high dusting, glass, detail edges, and disinfection. We price the scope you pick, and we’ll tell you where you’re buying something you don’t need.
Floor type and condition. Carpet is cheap to maintain and expensive to restore. VCT is the opposite. Polished concrete, tile and grout, and hardwood each carry their own schedule. Floors that have been neglected cost more in year one and less afterward.
Restroom and fixture count. Restrooms are the most labor-intensive square footage in almost every building, and they’re the thing your visitors judge you on. Fixture count matters more than floor area here.
Traffic and use. A daycare, a gym, and a title company with the same footprint are three different jobs. Headcount, foot traffic, and whether food is involved all move it.
Recurring versus project work
Nightly or weekly janitorial service is a flat monthly number. These are quoted separately, because they happen on their own cycles:
- Carpet extraction, typically
- Floor strip and wax: typically annually, sometimes more in high-traffic buildings
- Window cleaning: interior and exterior, on a seasonal cycle
- Pressure washing: usually spring, sometimes twice a year
- Post-construction and one-time deep cleans: priced per project
- Grease trap pumping: on the schedule the City sets for your interceptor
Most clients bundle these into the annual plan so there are no surprise invoices. Some prefer to call them in as needed. Either works.
Who pays for consumables
How to get your actual price
Book a walkthrough. Half an hour in the building, and you get a written scope and a flat monthly figure, yours to keep whether or not you hire us, including if you just want it as a benchmark against your current vendor’s invoice.
Book a WalkthroughCall 541-604-7272
Pricing FAQ
Is commercial cleaning priced hourly or monthly?
We price recurring janitorial as a flat monthly rate tied to a written scope. Hourly pricing gives you no way to hold a vendor accountable. A slow crew and a thorough crew produce the same invoice. Project work like strip and wax or post-construction is quoted per job.
Is there a minimum job size?
No. There’s no minimum. Every job is priced by its scope.
Does it cost more outside Bend?
No. Travel is included in every quote. We price each building by its scope, so the same scope costs the same whether it’s in Bend, La Pine, or Prineville.
Can I reduce the price?
Usually, by dropping frequency rather than scope. Cleaning three nights properly beats five nights done thin, and we’d rather tell you that than sell you the bigger package.