Choosing a cleaning company isn't about finding "the best." It's about finding the right fit for your needs. A company perfect for a medical office may not suit a warehouse. This guide helps you compare and choose.
Quick Answer: The best cleaning company for you depends on your building type, size, budget, and specific needs. Compare companies based on experience with your industry, references from similar clients, insurance coverage, and contract flexibility. Local companies often provide better service than national chains for small and medium businesses.
### What Types of Cleaning Companies Exist?
TL;DR: National chains (ABM, Servicemaster) suit very large facilities (100,000+ sq ft). Local/regional companies offer better service for small-medium businesses. Specialty cleaners focus on medical, industrial, or green cleaning. For most businesses under 50,000 sq ft, local is better.
National Chains
Companies like ABM, Servicemaster, and Jani-King operate nationally. They have resources for large facilities. Franchise locations vary in quality.
Best for: Very large facilities (100,000+ sq ft), national accounts, standardized service needs
Local/Regional Companies
Locally owned companies with deep Chicago knowledge. Often more flexible and responsive. Accountability is direct.
Best for: Small and medium businesses, specialized needs, relationship-focused service
Specialty Cleaners
Companies focused on specific industries: medical, industrial, post-construction, green cleaning.
Best for: Medical offices, warehouses, construction cleanup, LEED buildings
In-House vs. Outsourced
Some businesses consider hiring janitorial staff vs. outsourcing. For most under 25,000 sq ft, outsourcing is cheaper.
### How Do You Compare Cleaning Companies?
TL;DR: Compare experience with your industry, size and capacity (not too big or small for you), references from similar businesses, insurance ($1M minimum), contract terms, transparent pricing, quality assurance processes, and communication responsiveness.
Experience
How long have they been in business? What types of facilities do they clean? Do they have experience with your industry?
Size and Capacity
Can they handle your facility? Are they too big (you're a small account)? Are they too small (they can't scale)?
References
Can they provide references from similar businesses? What do those references say?
Insurance
Do they have general liability ($1M minimum)? Workers' compensation? Bonding? Can they provide certificates?
Contract Terms
What's the contract length? Termination notice? Auto-renewal? Avoid long locks.
Pricing
Is pricing transparent? What's included? What's extra? Are there hidden fees?
Quality Assurance
How do they ensure quality? What happens if you're not satisfied? Do they have supervisors?
Communication
Who's your contact? How do you reach them? How quickly do they respond?
### What Are Red Flags When Choosing a Cleaning Company?
TL;DR: Red flags include vague pricing, no references, contracts longer than one year, no insurance, prices far below market (corners will be cut), and no trial period offered. Walk away from any of these.
Vague Pricing
If they can't explain what's included, they're hiding something. Get itemized quotes.
No References
If they won't provide references, previous clients weren't happy. Move on.
Long Contracts
Contracts longer than one year favor the company, not you. Be wary.
No Insurance
Never hire a cleaning company without insurance. You're liable if they're not covered.
Too Cheap
Pricing far below market means corners are cut. You get what you pay for.
No Trial Period
Good companies offer trial periods. If they want to lock you in immediately, be concerned.
### What Questions Should You Ask Every Cleaning Company?
TL;DR: Ask about experience with your industry, references from similar businesses, insurance certificates, staffing (employees vs. contractors, background checks, training), quality assurance processes, pricing transparency, and contract terms including termination.
About Experience:
- How long have you been in business?
- What types of facilities do you clean?
- Do you have experience with your industry]?
- How many clients do you have in my area?
About References:
- Can you provide 3-5 references from similar businesses?
- Can I call them?
- Have you had clients leave? Why?
About Insurance:
- Do you have general liability insurance?
- Workers' compensation?
- Bonding?
- Can you provide certificates?
About Staffing:
- Who will clean my facility?
- Are they employees or contractors?
- Are they background-checked?
- What training do they receive?
- What happens if my regular cleaner is out?
About Quality:
- How do you ensure quality?
- Do you have supervisors?
- How often do you inspect?
- What happens if I'm not satisfied?
- Can I get a different cleaner?
About Pricing:
- What's included in the monthly price?
- What costs extra?
- How do you handle price increases?
- Are there fuel or supply surcharges?
About Contracts:
- How long is the contract?
- What notice do I need to cancel?
- Is there auto-renewal?
- Are there termination penalties?
### How Do You Evaluate Cleaning Company References?
TL;DR: Call references and ask specific questions about quality, reliability (consistent attendance, on-time arrival), communication responsiveness, problem resolution, and whether they would hire the company again.
When you call references, ask specific questions:
About Quality:
- How's the cleaning quality?
- Have you had issues?
- How were they resolved?
About Reliability:
- Do they show up consistently?
- Do they come on time?
- What happens when the regular cleaner is out?
About Communication:
- Who's your contact?
- How quickly do they respond?
- Have you had billing issues?
About Problems:
- Have you had complaints?
- How were they handled?
- Would you hire them again?
### How Do Cleaning Company Prices Compare?
TL;DR: Budget cleaners charge less but quality suffers. Mid-range local companies offer good quality and reliability. Premium services charge more for responsiveness and higher standards. National chains vary in quality and are only cost-effective for very large facilities.
Small Office (2,500 sq ft):
| Company Type | Price Range | Value |
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| Budget cleaners | $300-$500/month | Lower quality, less reliable |
| Mid-range local | $500-$800/month | Good quality, reliable |
| Premium service | $800-$1,200/month | High quality, responsive |
Medium Office (7,500 sq ft):
| Company Type | Price Range | Value |
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| Budget cleaners | $750-$1,200/month | Lower quality, less reliable |
| Mid-range local | $1,200-$2,000/month | Good quality, reliable |
| Premium service | $2,000-$3,000/month | High quality, responsive |
Large Office (25,000 sq ft):
| Company Type | Price Range | Value |
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| Budget cleaners | $2,000-$3,500/month | Lower quality, less reliable |
| Mid-range local | $3,500-$5,500/month | Good quality, reliable |
| Premium service | $5,500-$8,000/month | High quality, responsive |
| National chain | $4,000-$7,000/month | Variable quality, resources |
### When Should You Choose National vs. Local Companies?
TL;DR: Choose national for 100,000+ sq ft, multiple cities, or standardized nationwide service. Choose local for under 50,000 sq ft, direct accountability, flexibility, relationship value, and specialized local knowledge.
Choose National If:
- You have 100,000+ sq ft
- You have facilities in multiple cities
- You want standardized service nationwide
- You need extensive resources
Choose Local If:
- You have under 50,000 sq ft
- You want direct accountability
- You want flexibility
- You value relationships
- You need specialized local knowledge
### How Do You Get and Compare Multiple Quotes?
TL;DR: Get 3-5 quotes with identical scope requirements. Request on-site visits for accurate pricing. Ensure each quote includes the same tasks. Pricing should be within 20-30% — wildly low quotes indicate cut corners.
Get 3-5 Quotes:
This gives you comparison. More than 5 is unnecessary.
Provide Same Information:
Give each company the same square footage, requirements, and frequency. This ensures apples-to-apples comparison.
Request On-Site Visits:
Phone quotes are estimates. On-site visits give accurate pricing. Companies need to see your space.
Compare Scope:
Make sure each quote includes the same tasks. One quote may be lower because it includes less.
### How Do You Make the Final Decision?
TL;DR: Eliminate companies with red flags. Compare pricing for identical scope (within 20-30% is normal). Check references for top 2-3 choices. Start with 30-90 day trial period. Negotiate terms if needed.
Step 1: Eliminate Red Flags
Remove any companies with insurance issues, no references, or unreasonable contract terms.
Step 2: Compare Pricing
Look at quotes for the same scope. Pricing should be within 20-30% of each other. Wildly low quotes are suspicious.
Step 3: Check References
Call references for your top 2-3 choices. Ask specific questions.
Step 4: Trial Period
Start with 30-90 days before a long-term contract. Evaluate quality and responsiveness.
Step 5: Negotiate Terms
If needed, negotiate on pricing, scope, or contract length. Better terms are often available.
### How Do You Create a Comparison Chart?
TL;DR: Create a chart comparing price, experience, references, insurance, contract terms, and quality (after trial). Use it to evaluate finalists objectively and make the hiring decision.
Create a simple comparison:
| Company | Price | Experience | References | Insurance | Contract | Quality |
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| Company A | $ | ✓ | ✓ | ✓ | 12 mo | TBD |
| Company B | $$ | ✓ | ✓ | ✓ | Monthly | TBD |
| Company C | $ | ✓ | ✓ | ✓ | 6 mo | TBD |
After trial:
| Company | Price | Quality | Communication | Reliability | Decision |
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| Company A | $ | Good | Good | Good | Consider |
| Company B | $$ | Excellent | Excellent | Excellent | Hire |
| Company C | $ | Fair | Poor | Fair | Pass |
### When Should You Switch Cleaning Companies?
TL;DR: Switch when quality declines, communication is poor, complaints aren't addressed, billing issues persist, or staff turnover affects your account. Check contract notice requirements, give written notice, have new company lined up before old one leaves.
Signs It's Time to Switch:
- Quality has declined
- Communication is poor
- They don't respond to complaints
- Billing issues persist
- Staff turnover affects your account
- You find better options
How to Switch:
- Check your contract for notice requirements
- Give written notice
- Schedule the last cleaning date
- Have a new company lined up before the old one leaves
- Conduct a walkthrough with both companies if possible
Looking for a Chicago cleaning company? [Get a free quote or call 630-349-2862. We're local, experienced, and offer trial periods.