Free commercial cleaning contract template
A plain-English commercial cleaning service agreement you can copy, customize and have a lawyer review. Built for general office, medical and post-construction work in the US, UK and Canada. Use it to protect your margin, define scope creep, and close bigger contracts with confidence.
When to use a separate contract vs a signed proposal
For commercial accounts under $2,000/month, a signed proposal that references scope of work usually holds up as a binding contract. Above $2,000/month - and any time the client is a hospital, government, school district or national property manager - use a separate Service Agreement like the one above, with the proposal scope of work attached as Exhibit A.
Clauses you should never skip
Insurance and additional insured. CPI-linked annual increase. 30-day termination either party. Limitation of liability capped at 3 months of fees. Independent contractor language. Governing law and venue. These six clauses are what your insurer and (eventually) your lawyer will care about most.
How to customize this cleaning contract template
1. Replace the bracketed placeholders with your company details, client details and pricing. 2. Attach your signed proposal or scope of work as Exhibit A. 3. Adjust insurance limits to match your actual coverage. 4. Set governing law to your state, province or UK country. 5. Have a local commercial attorney review once before you reuse it.
Get this reviewed by a lawyer before you use it
This template is a strong starting point but it's not a substitute for an attorney in your jurisdiction. Spend $300-$800 once to have a commercial attorney review and localize this contract - then reuse it forever.
Pair this contract with a winning proposal
A contract closes the deal, but a proposal wins it. Use our cleaning proposal template to build a one-page summary of scope, frequency and price, then attach it as Exhibit A to this service agreement.
Janitorial service agreement vs cleaning contract: what's the difference?
Nothing legally - 'janitorial service agreement', 'commercial cleaning contract' and 'cleaning services agreement' all describe the same document. Large facilities and government buyers tend to say janitorial service agreement; small offices and property managers usually say cleaning contract. This template works under any of those names.
US, UK and Canada differences to check
US: confirm state sales tax on janitorial services and name the client as additional insured. UK: add TUPE wording if you're taking over staff from a previous contractor, and reference Public Liability rather than General Liability. Canada: include WSIB/WCB clearance and HST/GST on invoices. Governing law should always match where the building is.
Adding a cleaning scope of work (Exhibit A)
Break Exhibit A into areas (entrances, offices, restrooms, kitchens, floors), list each task with a frequency (daily, weekly, monthly, quarterly), and note what is excluded. A clear scope of work is the single best protection against scope creep and disputed invoices. Use our office cleaning checklist to build it quickly.
FAQs about the cleaning contract template
Do I need a written contract for commercial cleaning?+
Yes for any account above $1,000/month. A written contract protects both sides on scope creep, payment terms, insurance, and termination - and most commercial buyers require one as a condition of signing.
What term length is standard for commercial cleaning contracts?+
12 months with auto-renewal and 30-day termination is the most common structure across the US, UK and Canada. Multi-year contracts (24-36 months) are typical for medical and government work.
Should I include an annual price increase?+
Yes. CPI-linked or a fixed 3-5% annual increase. Without it, labor cost inflation will erode your margin into the floor by year three.
Who provides restroom paper and soap?+
It varies. Most commercial cleaning contracts have the client supply consumables (paper, soap, liners) because mark-ups on consumables typically aren't worth the carrying cost. State it explicitly in Exhibit A.
Is this cleaning contract template free to use?+
Yes - you can copy and customize this template for your own commercial cleaning business. We recommend having it reviewed by a lawyer in your jurisdiction before signing with clients.
Can I use this for medical or post-construction cleaning?+
This template is a solid starting point for office, medical and post-construction work. Medical and government clients may require additional compliance, HIPAA or safety clauses - have your attorney add those.
What should a commercial cleaning contract include?+
At minimum: services and scope, term and renewal, fees and payment terms, supplies and equipment, access and keys, insurance requirements, independent contractor language, confidentiality, termination and governing law.
Can I download this cleaning contract template as a PDF or Word document?+
Copy the text above into Google Docs or Microsoft Word, add your logo and details, then export it as a PDF to send to clients for signature.
How do I get out of a commercial cleaning contract?+
Follow the termination clause - usually 30 days' written notice. For breach, give written notice and the agreed cure period (14 days in this template) before ending the agreement immediately.
Is a janitorial service agreement the same as a cleaning contract?+
Yes. The names are interchangeable; what matters is that scope, pricing, insurance and termination terms are written down and signed by both parties.