Cleaning service price list: residential and commercial
/ 7 min read
A cleaning service price list is a set of fixed prices built from two numbers you own: how many minutes each job takes and what you charge per cleaner-hour. Below is a complete worked list, residential and commercial, built at $48 a cleaner-hour from the same models as our calculators: a 3 bed, 2 bath home cleaned every two weeks lists at $180, its first visit at $260, and a 12,000 sq ft office cleaned five nights a week at $2,250 a month. Copy its shape, then rebuild it at your own rate.
Before you print a price
- Time your own checklist on three real homes
- Know your charge per cleaner-hour, not just the wage
- Decide your minimum charge and travel zone
Every list carries
- A separate first-visit price
- Add-ons as their own lines
- A start date and a tax line
Residential cleaning price list
Homeowners know their bedrooms and bathrooms, not their square footage, so a residential cleaning price list reads by home size and visit frequency. These prices are a worked example from our own task-minute model, for a home in lived-in condition, rounded up to the next $5. They are not survey prices: the same home sells for more in a large metro and less in a small town.
| Home | Sq ft | First visit | Weekly | Every two weeks | Monthly |
|---|---|---|---|---|---|
| 1 bed, 1 bath | 800 | $140 | $100 (minimum) | $100 (minimum) | $110 |
| 2 bed, 1 bath | 1,100 | $170 | $110 | $120 | $135 |
| 2 bed, 2 bath | 1,300 | $220 | $140 | $150 | $175 |
| 3 bed, 2 bath | 1,800 | $260 | $165 | $180 | $205 |
| 4 bed, 3 bath | 2,600 | $350 | $225 | $240 | $280 |
| 5 bed, 4 bath | 3,500 | $445 | $285 | $310 | $355 |
WipeDeck worked example: task minutes from the house cleaning price calculator, $48 per cleaner-hour, lived-in condition.
Read one row through. A 3 bed, 2 bath home cleaned every two weeks takes about 220 task minutes, which is $180 at the list rate. The first visit is $260, because it carries the backlog a maintained home never builds up; the maid service cost guide explains why that price never blends into the recurring one. Weekly is cheapest per visit and monthly the dearest, because a home left four weeks takes longer to bring back.
Two cleaners on the job halve the time on site, not the price: the cleaner-hours are the same. To price a home that sits between two rows, use the house cleaning price calculator, which runs the same model with your own square footage and condition.
Add-ons and specialist cleans
Add-ons are where a flat price quietly grows if they are not on the list. Each line below is priced from the minutes on our deep cleaning and move-out checklists, at the same rate and the same rounding.
| Line | Sold as | Task min | Price |
|---|---|---|---|
| Inside the oven | Per oven | 35 | $30 |
| Inside the fridge | Per fridge, emptied by the client | 25 | $20 |
| Inside kitchen cupboards and drawers | Per kitchen, emptied | 30 | $25 |
| Baseboards, door frames and door tops washed | Whole home | 25 | $20 |
| Interior windows, frames and tracks | Whole home | 30 | $25 |
| Deep clean, on top of the standard visit | 3 bed home, ordinary condition | 315 | $255 |
| Move-out clean, empty property | 2 bed, to the deposit standard | 375 | $300 |
WipeDeck worked example: checklist task minutes at $48 per cleaner-hour, rounded up to the next $5.
The deep clean and the move-out clean appear here as starting prices for one home size; their own guides cover what moves them. Carpet and windows are priced on different units, per room and per pane, so they get their own sheets rather than a line on this one.
Commercial cleaning price list
A commercial cleaning services price list is not a menu. Offices are sold as a monthly contract, so the list states a price per square foot per month and the building is measured before anyone signs. Our worked commercial prices run through the commercial cleaning bid calculator’s model: 85% of the floor cleanable, the BLS mean wage for janitors of $18.64 an hour, 26% labour burden, 4% supplies, 18% overhead and 20% profit.
| Space | Production rate | 5 nights a week | 3 nights a week |
|---|---|---|---|
| General office | 3,400 sq ft / hr | $0.187 | $0.112 |
| Medical or dental suite | 2,200 sq ft / hr | $0.289 | $0.174 |
| School or nursery | 2,600 sq ft / hr | $0.245 | $0.147 |
| Retail floor | 3,800 sq ft / hr | $0.167 | $0.100 |
| Warehouse / industrial | 5,200 sq ft / hr | $0.122 | $0.073 |
BLS Occupational Employment and Wage Statistics, via the BLS public API, read 2026-09-04. Production rates and markups: WipeDeck worked example.
The production rate is the number that decides the price, and the rates above are our starting figures, not yours. Measure your own on three real buildings, as the guide to bidding a cleaning job shows. Here is the same general-office rate as monthly prices for four building sizes:
| Office, gross | 5 nights | 3 nights | 1 night |
|---|---|---|---|
| 3,000 sq ft | $760 (minimum) | $455 (minimum) | $155 (minimum) |
| 6,000 sq ft | $1,125 | $675 | $225 |
| 12,000 sq ft | $2,250 | $1,350 | $450 |
| 25,000 sq ft | $4,685 | $2,810 | $940 |
A small office cleaned once a week prices out at only $25.94 a visit on production alone, less than one billed hour. That is why the list carries a per-visit minimum of $35, one hour through the same markups; the cells marked minimum are billed at it.
Minimums, travel and the tax line
Every cleaning business price list needs three lines that are not jobs. A minimum charge stops a half-hour visit costing you a slot: our worked residential minimum is two cleaner-hours, $100. A travel line covers homes outside your zone; the IRS business mileage rate is 76 cents a mile, a fair floor for what each extra mile costs you.
Internal Revenue Service, read 2026-10-18
The third is sales tax, and states do not agree. Texas taxes cleaning broadly; the Comptroller’s publication says plainly: “Tax is due on the charge to clean a home, office, warehouse, garage, restaurant, or any other building, or a swimming pool.” Florida splits it: cleaning of nonresidential building interiors is taxable; cleaning of residential facilities is not.
Texas Comptroller of Public Accounts, Publication 94-111, Cleaning and Janitorial Services, read 2026-10-30. Florida Department of Revenue, GT-800015 R.09/22 (Wayback capture of 12 June 2024; the live link now returns 404), read 2026-10-18.
Check your own state’s revenue department before the list goes out, and say on it whether prices include tax. Texas exempts a self-employed person working as an employee of the household, but not a maid service. This is not tax advice.
Rebuild the list at your own rate
Every price above scales with one number. Change the charge per cleaner-hour and the whole list moves with it, as the 3 bed, 2 bath home shows:
| Charge rate | Every two weeks | First visit | Monthly |
|---|---|---|---|
| $40 / hr | $150 | $215 | $170 |
| $48 / hr | $180 | $260 | $205 |
| $56 / hr | $210 | $300 | $240 |
| $64 / hr | $240 | $345 | $275 |
Your rate has to cover the loaded wage, the drive between homes, supplies and a profit, so start from what one cleaner really costs you an hour, payroll tax and drive time included. Whether the list shows the hourly rate at all or only the finished prices is a separate choice, weighed in hourly vs flat-rate cleaning prices.
Putting the price list in front of clients
A cleaning company price list does two jobs: it filters out enquiries that were never going to book, and it makes your quote look like a confirmation rather than a negotiation. Print what is on this sheet, and keep the rest for the walkthrough.
On the published list
- The date the prices start, and when you next review them
- Prices by home size (beds and baths) and visit frequency
- What a standard visit includes, room by room
- The first visit as its own line, never the recurring price
- Add-ons as separate lines with their own price
- The minimum charge, and where travel is added
- Whether sales tax is added, if your state taxes cleaning
Kept off the list, quoted after a walkthrough
- Commercial contracts: a price per month, after measuring the building
- Post-construction, hoarding and biohazard work
- Carpet extraction and floor refinishing