Published September 22, 2026 · 4 min read
What actually determines the price of a commercial cleaning contract
Nobody can give you a price over the phone without seeing the space. Here is what an estimator actually looks at, and how to compare two quotes that are not alike.
Why price per square foot means very little
It is the first question asked and the least useful. A 4,000 sq ft open floor with 30 staff cleans faster than the same 4,000 sq ft split into 20 private offices: every partition adds surfaces, corners and handles. Two buildings of identical area can take twice the time of one another.
What actually moves the hours
- How fragmented the space is, far more than gross area
- The number of washrooms — the most time-intensive area per square metre
- The ratio of carpet to hard surfaces
- Frequency: five evenings a week costs less per visit than weekly service
- Time of service, with overnight work carrying a premium
- Access: a building with no parking for the crew adds billable time every visit
Set frequency task by task
This is the most effective lever and the least used. Washrooms and the kitchenette often need daily attention, while desk dusting can happen twice a week without anyone noticing. A quote that applies one frequency to every task almost always leaves money on the table.
Comparing two quotes
Two prices are only comparable if the scopes are. Before looking at the number:
- Check that both cover the same rooms at the same frequency
- Look for exclusions — glass, carpet and floor stripping are often outside the contract
- Ask whether products, auto-scrubbers and paper supplies are included or billed on top
- Confirm liability insurance and CNESST registration before price
- Ask who will be assigned to your building, and whether the crew changes weekly
A quote well below the others almost always has an explanation: a line removed, a frequency reduced, paper billed separately, or labour paid in a way that eventually becomes the client’s problem.
Annual contract discounts
The Montreal market norm sits around 15 to 20% between one-time work and an annual contract, because a fixed schedule lets a contractor plan labour. Asking for that discount is normal; being granted it with no commitment on term should raise questions instead.
Related services
- Commercial cleaning Nett-Med maintains buildings, offices, clinics, daycares and retail spaces across Montreal, the South Shore and the North Shore.
- Office cleaning We maintain offices from 5 to 200 workstations across Montreal, in the evening or overnight.
- Buildings and common areas We maintain the common areas of rental buildings and condominiums: lobbies, corridors, elevators, stairwells, laundry rooms, garbage chutes and parking.