Janitorial contract template
A janitorial contract is the service agreement between a commercial cleaning company and the business or property that hires it. This template covers an office or commercial building cleaned on a set schedule: the cleaning specification, service nights, who buys consumables, building access and the monthly price. Read it below, then open it in SignMaster and send it.
Updated November 5, 2026 · 4 min read
The contract
Gray blanks are yours to fill in before you send. Each signer fills in the blanks in their color.
- You, before sending
- Client
- Janitorial contractor
Janitorial Services Contract
This Janitorial Services Contract (the "Contract") is made on Contract date between Contractor business name (the "Contractor") and Client business name (the "Client").
1. Premises
The Contractor will clean the following premises: Premises address, about Cleanable square feet cleanable square feet, consisting of Areas included (the "Premises"). If the cleanable area changes by more than ten percent, the parties will agree on a revised price.
2. Service schedule
Service will be performed Service days between Service hours, starting on Start date. No service is due on days the Premises are closed for a holiday the Client names in advance, and the monthly price already accounts for those days.
3. Cleaning specification
- Nightly: empty trash and recycling and replace liners; clean and disinfect restrooms and restock dispensers; wipe break room counters, sinks and tables; vacuum carpeted walkways; sweep and damp-mop hard floors; spot-clean entrance glass.
- Weekly: dust reachable horizontal surfaces, sills and partitions; vacuum carpets edge to edge; wipe door handles, light switches and railings; clean the inside of break room microwaves.
- Monthly: dust vents and high ledges within reach of a short ladder; clean baseboards; machine-scrub restroom floors.
- Additional tasks: Additional tasks.
Periodic work such as floor stripping and waxing, carpet extraction, high dusting, and interior window cleaning is not included in the monthly price. The Contractor will perform it on written request at these rates: Periodic work rates.
4. Supplies and consumables
The Contractor provides cleaning chemicals, equipment and trash liners, and keeps safety data sheets for its chemicals on site. Restroom and break room consumables, such as paper towels, toilet tissue and hand soap, are Consumables arrangement.
5. Price and payment
The Client will pay Monthly price per month, invoiced on the first of each month for that month's service and due within Days to pay days. Periodic work and consumables billed separately are invoiced after they are provided. Invoices go to: Billing email.
6. Access and security
The Client will give the Contractor the keys, access cards and alarm codes needed for service. The Contractor will keep a written log of who holds them, give them only to staff assigned to the Premises, lock doors and set alarms as instructed, and report a lost key or card within 24 hours. The Contractor pays for rekeying or replacement if one of its staff loses a key or card. After-hours contact for the Client: After-hours contact.
7. Staff and supervision
The Contractor will screen staff with background checks before assigning them to the Premises, supervise their work, and have them wear identification. Staff will not use the Client's phones, computers or supplies or open desk drawers and files. The Contractor is an independent contractor and is solely responsible for its staff's wages, taxes and benefits. During this Contract and for six months after it, the Client will not directly hire a Contractor employee who worked at the Premises without the Contractor's written consent.
8. Quality and complaints
The Client may report a missed or unsatisfactory task to the Contractor by email or phone. The Contractor will correct it within Hours to fix a complaint hours, or on the next service night if that is sooner. A supervisor will inspect the Premises at least monthly and share the results with the Client on request.
9. Insurance
The Contractor will carry commercial general liability insurance with limits of at least Liability limit per occurrence per occurrence, workers' compensation insurance as the law requires, and Bond or other coverage. It will provide certificates of insurance before service starts and name the Client as an additional insured on request.
10. Term and termination
This Contract runs for Term in months months from the start date and then renews month to month. Either party may end it for any reason with Days notice to end days' written notice. Either party may end it sooner if the other materially breaches it and does not fix the breach within ten days of written notice. The Client pays for service performed through the end date.
11. General terms
Each party is responsible for damage caused by its own negligence. This Contract is governed by the laws of the state of State. It is the entire agreement between the parties about janitorial service at the Premises, can be changed only in writing signed by both parties, and may be signed electronically. The person signing for each party confirms they are authorized to do so.
Client signer's title: Client signer title Contractor phone: Contractor phone
For the Client
For the Contractor
Opens it in SignMaster as a template you can edit and send.
A starting point, not legal advice. Have a lawyer review it for your state and situation.
On this page
How a janitorial contract differs from house cleaning
Commercial accounts run on a specification: a list of tasks by area and frequency that a facility manager can check a night's work against. The contract adds what a home cleaning agreement never needs, such as after-hours access cards and alarm procedures, consumables billed at cost or included, background-checked staff, and a complaint process with a fixed response time.
The buyer is usually a property manager, office manager or owner who will compare your contract with two other bids. A clear one, with the specification attached and a monthly price that's easy to approve, wins more often than the cheapest.
Clauses in the template
- Premises and square footage, so the price has a basis if the client adds a floor.
- Service days and hours, such as five nights a week after 6 pm, and what happens on holidays the building closes.
- The cleaning specification: nightly, weekly and monthly tasks for offices, restrooms, break rooms, entrances and floors.
- Periodic work quoted separately: floor stripping and waxing, carpet extraction, high dusting and interior glass.
- Consumables: whether paper towels, toilet tissue, soap and liners are included or billed, and who orders them.
- Access and security: keys, cards and alarm codes, who on your team holds them, and what you do if one goes missing.
- Staff: background checks, supervision and uniforms, plus a non-solicitation clause for your cleaners.
- Quality issues: how the client reports a miss and how many hours you have to fix it.
- Insurance: general liability, workers' compensation and an optional janitorial bond.
- Term and ending it: a first term, renewal, ending with notice, and ending for cause after a chance to fix the problem.
Where janitorial contracts go wrong
- Bidding the building without walking it. Square footage alone misses a trading floor of desks or a restroom count that doubles the labor.
- Letting "general cleaning" stand in for a specification. When a tenant complains about dusty vents, the specification decides whether that was in scope.
- Including consumables at a flat price with no cap. One flu season of hand soap and paper towels erases the margin; bill at cost plus a markup or set a monthly allowance.
- A termination clause that lets the client walk with no notice. Ask for 30 days either way, so you can move your crew to another account.
Attach the specification
Keep the detailed task list as its own page and send it in the same envelope as the contract. The client initials each page, and you can update the list next year without rewriting the contract.
Getting it signed with SignMaster
- 1
Open the template
Choose Use this template above. It's saved as a template in your account with two signers, the client's representative and your company.
- 2
Price the account
Fill in the gray blanks: building address, square footage, service nights, the monthly price and the periodic work rates. Add your specification as a second document if it runs long.
- 3
Send it to the decision-maker
Enter the facility manager's name and email. They add their title, the after-hours contact and the billing email, then sign. If their owner or a regional manager must approve first, set a signing order so each gets their turn.
- 4
Track it and countersign
You can see when the client opens the envelope, and reminders follow up on schedule. Sign last; both sides then receive the signed PDF with its certificate of completion.
Renewing a portfolio of buildings for one property management company? Bulk send sends the same contract to each site contact from a spreadsheet, filling each copy's address, square footage and monthly price from columns named after the gray blanks. Crew sends up to 500 rows at a time.
Questions? Answers.
What is included in a janitorial services contract?
The premises, service schedule, cleaning specification, extra work rates, consumables, access and security rules, staff screening, quality complaints, insurance, price and term. Each one is a section of this template.
How long should a janitorial contract run?
One year with automatic renewal is common, with either side able to end it on 30 days' notice. The template has blanks for the first term and the notice period, so you can match what the client's purchasing team expects.
Is a janitorial bond the same as insurance?
No. Liability insurance covers damage and injuries. A janitorial bond, a type of fidelity or surety bond, is about theft by your staff. Many commercial clients ask for both, so the template has a blank for the bond.
Can the client sign for a company?
Yes. The person signing fills in their title, and the contract says they have authority to sign for the client. If two people must sign, add a second client role in the template editor.