Commercial cleaning · NY · NJ · Since November 2019
The cleaning contract you can actually read.
Offices, retail, medical suites, restaurants, gyms, showrooms and warehouses — day porter, nightly janitorial and weekend service for Class B and Class C buildings across Manhattan, the outer boroughs, Westchester, Long Island and Bergen County. Cleaning New York commercial space since November 2019. Priced per square foot in the open, backed by a written show-up guarantee, and scored on a documented inspection every month.
- Cleaning New York commercial space since November 2019
- Published pricing — you see the per-square-foot math before you call
- Missed a night? Automatic service credit and a re-clean within 24 hours
- Named crew, named account manager, named backup — all badged before night one
- Month-to-month after 30 days. No auto-renewal, no exit penalty
Get a written scope and price
Free walkthrough. Written proposal within 2 business days. No obligation.
We reply to every request. If your building needs a Certificate of Insurance or vendor registration, we handle that paperwork before the first night.
Why offices switch
Three things go wrong with office cleaning. All three are contract problems.
Nobody changes cleaning vendors because the vacuuming was 8% below par. They change because of these, and every one of them is fixable in writing before you sign.
The honeymoon effect
Excellent for ninety days, then a slow slide. It happens because nobody is inspecting. With no score on paper, quality drifts until somebody complains — and complaining becomes your job.
The fix: a documented monthly audit against a published standard, a numeric score, and a contractual floor that triggers corrective action when it drops.
How to audit your cleaner →A different person every month
Turnover in this industry is brutal — 41% of building service contractors report annual turnover above 50%. A rotating crew never learns your space, and it is a security problem too: the building does not screen your night cleaners, your vendor does, or nobody does.
The fix: a named crew roster on your account, a cap on substitutions, and advance notice of any personnel change.
Why crew consistency is a security control →“That's an extra.”
The scope was vague, so the invoice grows. Fridge interiors, high dusting, extra restrooms, after-hours freight charges, consumables markup — all of it billable if the scope exhibit never said otherwise.
The fix: an itemised scope exhibit with an explicit not included unless specified column, attached to the agreement.
The hidden costs list →Open pricing
What office cleaning actually costs in New York
Most cleaning companies will not put a number on a page. We will — because an office manager who understands the arithmetic is a better client than one who is guessing.
| Office size | Per visit | 3 nights / week | 5 nights / week | Per sq ft / year |
|---|---|---|---|---|
| 1,500 – 2,500 sq ft | $95 – $150 | $1,240 – $1,950 | $2,060 – $3,260 | $1.30 – $1.85 |
| 2,500 – 5,000 sq ft | $150 – $260 | $1,950 – $3,380 | $3,260 – $5,640 | $1.55 – $2.10 |
| 5,000 – 10,000 sq ft | $260 – $480 | $3,380 – $6,240 | $5,640 – $10,420 | $1.70 – $2.35 |
| 10,000 – 25,000 sq ft | $480 – $1,050 | $6,240 – $13,650 | $10,420 – $22,790 | $1.60 – $2.20 |
Why Manhattan costs what it does
Labour is roughly 85% of a janitorial contract, and in New York that labour has a published floor. Under the City's prevailing wage schedule for building service employees, a cleaner in a Class A office building costs $32.05 an hour in wages plus $16.14 in supplemental benefits — $48.19 an hour fully burdened as of January 2026, before a contractor pays for supervision, equipment, insurance or overhead.
Class B and C work is not always at that schedule, which is precisely why it costs less. But it tells you something useful: any bid that implies a $22 an hour all-in cost is either cutting corners on payroll or planning to make it up on extras.
See the full cost breakdown →What is not in the per-square-foot rate
Every quote in this industry excludes things. Ours says which, out loud:
- Restroom and pantry consumables (typically $3–$8 per employee per month)
- Periodic floor work — carpet extraction, strip and refinish, burnishing
- Interior and exterior window cleaning
- Day porter coverage during business hours
- Building freight-elevator overtime and after-hours operator charges
- Refrigerator interiors and employee dishes
The show-up guarantee
The one promise every cleaning company makes and almost none of them writes down.
Ask any office manager what they actually want and they will say the same thing: I want them to turn up, every night, and do the whole job. So we put numbers on it and made them contractual.
What we do
Every service, with a page that explains what is and isn't included
Nightly cleaning is the contract. Everything else is scheduled, priced and scoped separately so nothing arrives as a surprise on an invoice.
Nightly office cleaning
The core contract: trash and recycling, restrooms, pantry, vacuuming, hard floors, high-touch disinfection, glass, conference room reset.
Office cleaning →Janitorial services
Full building-services scope for property managers and multi-tenant owners: common areas, lobbies, elevators, stairwells, restrooms, loading docks.
Janitorial services →After-hours & overnight
Crews working the 6pm–midnight window with the badge access, freight bookings and named rosters your building requires.
After-hours cleaning →Day porter services
A person on site through the business day for restroom rounds, pantry resets, spills, conference turnovers and the front-of-house look.
Day porter →Deep cleaning
Scheduled quarterly or semi-annual detail work that nightly service does not cover: high dusting, vents, baseboards, appliance interiors, full-coverage vacuum.
Deep cleaning →Post-construction cleaning
The three-phase model general contractors actually bid: rough clean, final detail clean, and pre-occupancy touch-up after furniture install.
Post-construction →Carpet & floor care
Hot water extraction, low-moisture encapsulation, VCT strip and refinish, scrub and recoat, burnishing, marble and terrazzo maintenance.
Floor & carpet care →Window cleaning
Interior glass and partitions on a scheduled cycle; exterior and high-rise work coordinated with licensed, properly insured specialists.
Window cleaning →Disinfection services
EPA-registered disinfectants applied at label contact time — not wiped and walked away from. Flu-season protocols and outbreak response.
Disinfection →Hybrid offices
Your office is full three days a week. Why are you paying for five?
Most cleaning contracts in this city were scoped for a 2019 office. Occupancy patterns changed; the contracts mostly did not. If your team is in Tuesday through Thursday, a five-night contract is buying you two nights of vacuuming an empty floor.
The right answer is rarely “just cut two nights.” Restrooms and pantries still need daily attention on occupied days, trash still has to leave the floor, and consolidating into fewer, longer visits changes the labour math. What usually works is a three-night nightly scope aligned to your occupied days, a lighter Friday pass, and the periodic work moved to the quietest day of the week.
| Headcount | Typical size | Days occupied | Nightly service | Deep clean |
|---|---|---|---|---|
| 10 – 25 | 2,000 – 4,000 sq ft | 2 – 3 | 3×/week | Semi-annual |
| 26 – 50 | 4,000 – 8,000 sq ft | 3 – 4 | 5×/week | Quarterly |
| 26 – 50, client-facing | 4,000 – 8,000 sq ft | 5 | 5×/week + day porter | Every other month |
| 51 – 100 | 8,000 – 16,000 sq ft | 4 – 5 | 5×/week + day porter | Quarterly + monthly restroom detail |
One New York-specific note: schedule one of your deep cleans for March or April. Six months of sidewalk salt, sand and grit come in on shoes between November and March, and it is the single highest-value deep clean of the year.
Industries
Different rules for different rooms
A dental suite, a trading floor and a co-working space need three different protocols, three different product sets and three different access policies. Each has its own page.
- Medical offices & clinics
- Dental practices
- Law firms
- Tech & startup offices
- Financial & professional services
- Co-working & flex space
- Property management
- Retail & showrooms
- Restaurants & food service
- Gyms & fitness studios
- Schools & daycare
- Salons & spas
- Warehouse & light industrial
- Galleries & cultural spaces
- Nonprofits & associations
How it works
Four steps, and you know the price at step two
Walkthrough
We measure the space, count restrooms and pantries, look at your floor types and ask how many days you are actually occupied. Usually 30 minutes.
Written scope & price
Within two business days: an itemised scope exhibit by area and frequency, a fixed monthly price, the SLA, and what is excluded. One document.
Building onboarding
We file the Certificate of Insurance with your managing agent, complete vendor registration, and submit the named worker roster for badge access.
Service & scoring
Nightly service starts. Your account manager inspects weekly, audits monthly against a 100-point scale, and sends you the score whether it is good news or not.
Where we work
New York City, Westchester, Long Island and Bergen County
Crews are dispatched from within each region, not driven in from another state. That is what makes a 24-hour make-up clean a promise rather than a hope.
Manhattan
Midtown, Midtown East, Garment District, Flatiron, Chelsea, SoHo, Tribeca, Financial District, Hudson Yards, Murray Hill, Upper East and West Side.
Manhattan →Brooklyn & Queens
Downtown Brooklyn, DUMBO, Williamsburg, Gowanus, Sunset Park; Long Island City, Astoria, Flushing, Jamaica.
Brooklyn → Queens →Westchester & Long Island
White Plains, Yonkers, New Rochelle, Rye, Tarrytown; Melville, Hauppauge, Garden City, Uniondale, Mineola, Great Neck.
Westchester → Long Island →Bergen County, NJ
Hackensack, Paramus, Fort Lee, Englewood, Teaneck, Ridgewood, Montvale, Park Ridge, Rutherford, Mahwah.
Bergen County →Client results
Real reviews, published with the client's name on them
We are a new brand and we are not going to pretend otherwise. As accounts come on, verified reviews and named case studies go here — with the building type, the square footage and the inspection scores.
Questions office managers ask us first
How much does office cleaning cost in Manhattan?
Recurring office cleaning in Manhattan runs roughly $0.12–$0.28 per square foot per visit, which works out to about $1.80–$3.00 per square foot per year at five nights a week. A 5,000 sq ft office cleaned nightly typically lands between $1,600 and $3,200 a month depending on restroom count, pantry size and floor type. We publish the full arithmetic — including the labor cost underneath it — on our office cleaning cost page.
What happens if the cleaning crew doesn't show up?
You get a credit and a make-up clean, in writing, without having to argue for it. Our contract specifies a credit of one night's service fee per missed visit and a re-clean within 24 hours. Every account has a named backup crew already badged into your building, so a call-out doesn't become a missed night. Our after-hours dispatch line is staffed during the service window — not just business hours.
Do you clean Class A towers, or only Class B and C buildings?
We specialise in Class B and Class C buildings — the pre-war lofts, converted office buildings and mid-rise properties where the landlord does not clean your suite and you contract the work yourself. In most Manhattan Class A towers, suite cleaning is already bundled into your base rent and performed by the building's contractor. If you are in a Class A tower, check your lease before you hire anyone — you may already be paying for it.
Are your cleaners employees or subcontractors?
The people in your office are our employees on payroll, not crews sourced from a labor broker. That matters for more than principle: if an uninsured contract worker is injured in your suite, the exposure can land on you, and most building handbooks apply their insurance requirements to whoever is physically on site. We will show you a redacted payroll register and our NYS workers' compensation certificate on request.
How quickly can you start?
Two to five business days in most Class B and C buildings. The gate is almost never crew availability — it is the building. Your managing agent needs a Certificate of Insurance naming the right entities, a vendor registration, and a named worker roster before anyone gets badge access. We handle that paperwork and tell you the realistic start date up front rather than promising tonight and explaining tomorrow.
Do we have to sign a long contract?
No. Our standard agreement is a 30-day initial period, then month-to-month with 30 days' notice either way. There is no automatic renewal into a fresh annual term and no early-termination penalty. If the service is good you will stay because it is good.
Which areas do you serve?
Manhattan, Brooklyn and Queens across the five boroughs; Westchester County; Nassau and Suffolk counties on Long Island; and Bergen County, New Jersey. See service areas for the towns covered in each.
Ready for a cleaning contract you can actually read?
Send us your square footage and how many nights you need. You get a written scope, a fixed monthly price, and the SLA in the same document — usually within two business days.