A job you underprice costs you once. A contract you underprice bleeds every month for a year. This janitorial pricing sheet prices the contract first.
Get it on Payhip →In short: This commercial cleaning pricing spreadsheet prices a recurring contract from your own costs: cleanable square feet at your production rate, restroom fixtures, extra tasks, crew, travel, supplies and overhead. It gives break-even per visit and per month (52 weeks / 12, not 4), the monthly price to quote, annual contract value and your 12-month profit.
Same 5,000 sq ft office. Same weekly service. Only the production rate changes.
Most operators quote the footage and guess the hours. This sheet makes you state the rate, then checks it against the ISSA-published band for that kind of building — and prices the gap in dollars a year.
On 5,000 sq ft, being wrong by one cent a square foot a month is $50 a month and $600 over the term.
That is why contracts are priced per square foot and not by feel.
5,000 sq ft office, once a week, 4,000 sq ft per cleaner-hour, 6 restroom fixtures, one cleaner, 12 miles round trip:
Break-even $77.10 a visit / $334.10 a month → charge $118.62 a visit / $514.00 a month.
Annual contract value $6,168. Overhead is $14,520 a year spread over 1 cleaner x 220 billed days x 8 hours: $8.25 for each of the 2.0 cleaner-hours a visit takes.
Works in Microsoft Excel and in Google Sheets (File, Open, Upload). Inputs are the yellow cells; everything else is a live formula you can click and read.
An honest comparison. A free template is the right choice if you only need a form to fill in, and software is the right choice if you need scheduling, invoicing or bank feeds. This file is for getting the number right.
| This spreadsheet | Free blank estimate template | Field-service software | |
|---|---|---|---|
| Works out the price for you | Yes, from your own rates and hours | No, you type the price in | Varies by product |
| Shows your break-even before the price | Yes, on every job | No | Varies by product |
| Customer-facing branded estimate | No, it is an internal pricing sheet | Yes, that is its job | Usually |
| Scheduling, invoicing, CRM | No | No | Usually |
| Where it runs | Your own Excel or Google Sheets file | Word, PDF or a spreadsheet | The vendor's app and account |
| Cost | $39 once | Free | Monthly subscription |
Get the cleaning contract pricing spreadsheet on Payhip, $39 once
Prefer it built around your business — your rates, line items and branding? Done-for-you custom build →
Same method, costed for the work you actually do. Painting and Landscaping are also in the $49 bundle.
Get the free Job Pricing Starter — loaded labour cost, overhead, break-even and the price to quote, on one sheet. It also shows what pricing on markup instead of margin costs you per job. No card.
Work up from your own costs, then convert to a month. Take the cleanable square footage and divide it by your production rate in square feet per cleaner-hour to get the cleaning hours. Add restroom time, which is counted per fixture and not per square foot, plus any extra task hours, plus drive time for every cleaner. Multiply by your fully loaded cleaner cost, add supplies, vehicle and overhead, and that is your break-even per visit. Multiply by visits per week and by 52 divided by 12 — not by 4 — and you have your break-even per month. Your price is the break-even divided by one minus your target margin. The Cleaning Contract Pricing Calculator does all of this and shows the break-even separately, per visit and per month, so you know your floor before the proposal goes out.
It is how much floor one cleaner covers in one hour. It decides whether a contract makes money, because it converts square footage into paid hours. The same office at the same price per square foot is profitable at 5,000 square feet per cleaner-hour and loses money at 2,500. Typical industry production rates, as summarised from ISSA cleaning-times data by BidClean, run about 3,500 to 5,000 square feet per cleaner-hour for open-plan office, 5,000 to 6,000 for corridors and lobbies, 3,500 to 4,200 for classrooms, 4,000 to 5,500 for retail floor and 6,000 to 8,000 for light-soil warehouse. Restrooms are timed per fixture instead: roughly four to five minutes a toilet, three to four a urinal and two to three a sink. The calculator takes your assumed rate as an input, compares it to the workbook's band for that building type, and tells you in dollars a year what the difference is worth.
ISSA, the cleaning industry association, lists typical ranges of about $0.09 to $0.17 per square foot for general offices, $0.07 to $0.15 for retail, $0.07 to $0.14 for schools, $0.08 to $0.20 for industrial space and $0.14 to $0.29 for medical and healthcare, which is higher because of infection prevention and specialised processes. HomeGuide puts the overall average at $0.08 to $0.20 per square foot. Homes are quoted differently — per visit, at roughly $0.06 to $0.16 per square foot, or $120 to $280 for a standard clean (HomeGuide). Those are national ranges, so the calculator prices from your own inputs first and only then checks the answer against the workbook's band for that building type.
There are several, and some of them work well — but every one is built for the customer, to answer what will it cost me to hire a cleaner. None of them answers the operator's question, which is whether a recurring contract still makes money in month nine. This one prices the contract rather than the clean: break-even per visit and per month, the monthly figure to quote, the annual contract value, and what being wrong by a cent a square foot costs over a twelve-month term.
Labour is the largest line in the trade. BSCAI, the contract-cleaning trade association, puts it at roughly 50 to 80 percent of a commercial bid's price, and Level CFO uses 45 to 55 percent of revenue as its planning range. The workbook checks labour against a 40 to 60 percent band; above it, check that supervision, equipment, training and a bad month are still covered. The BLS median wage for janitors and building cleaners was $17.71 an hour in May 2025, and a cleaner costs more than the wage: LeadDuo's 2026 benchmark puts a cleaner paid $18 an hour at $24 to $32 an hour once payroll taxes, workers' comp, liability insurance, paid time off and a share of vehicle and equipment costs are added. The calculator shows labour as a share of your price on every contract and flags it when it goes over.
Yes — Excel and Google Sheets. Nothing to install.
Yes, $39 one-time. Field-service software covering the same job is usually a monthly subscription.
Get the numbers first, then the document. This sheet gives you the monthly contract price, price per visit, annual contract value and your profit over 12 months; those go into your own proposal, along with the scope, frequency and term. It is a pricing tool, not a proposal template.
Sources for the market figures above (checked 8 October 2026): ISSA, Commercial Cleaning Rates per Square Foot; BidClean, ISSA Production Rates Explained; HomeGuide, Commercial Cleaning Prices; HomeGuide, House Cleaning Prices; BSCAI, Job Costing for Profitable Bids; Level CFO, Cleaning Benchmarks; LeadDuo, Cleaning Labor Cost Benchmarks 2026; U.S. Bureau of Labor Statistics, Janitors and Building Cleaners. These are published national ranges, not quotes; price from your own costs.
