If you're pricing commercial cleaning services in Dallas-Fort Worth, you've probably noticed that getting a straight answer is difficult. Quotes vary wildly, companies use different pricing methods, and it's hard to know if you're comparing apples to apples.
This guide breaks down how commercial cleaning is priced in DFW, what you should expect to pay, and how to evaluate quotes fairly. We'll share actual market rates so you can walk into conversations informed.
How Commercial Cleaning Is Priced
Commercial cleaning companies typically use one of these four pricing approaches:
Per-Square-Foot Pricing
The most common method. You pay a rate per square foot multiplied by your space size. This makes comparing quotes easy when everyone uses the same metric.
Example: 5,000 sq ft office × $0.10/sq ft = $500 per cleaning
Flat-Rate Pricing
A single price per cleaning visit regardless of minor variations. Often used for smaller spaces or when the scope is clearly defined.
Example: $350 per cleaning for your office, twice weekly
Hourly Pricing
Less common for ongoing contracts, but sometimes used for one-time or specialty cleanings. You pay based on crew hours worked.
Example: $35-$50/hour per cleaner for specialty work
Monthly Contract Pricing
A fixed monthly fee covering all scheduled cleanings. Provides budget predictability and often includes slight discounts compared to per-visit pricing.
Example: $2,800/month for 3x weekly service
Most DFW commercial cleaning is quoted per square foot or as a flat per-visit rate. Make sure you understand which model a provider is using before comparing quotes.
Typical Rates in DFW (2025)
Here are current market rates for commercial cleaning in the Dallas-Fort Worth area:
Per-Square-Foot Rates
- General office space: $0.08-$0.15 per sq ft
- Medical/dental offices: $0.12-$0.20 per sq ft
- Retail spaces: $0.08-$0.12 per sq ft
- Industrial/warehouse: $0.05-$0.10 per sq ft
- Churches/community spaces: $0.08-$0.15 per sq ft
- Restaurants: $0.15-$0.25 per sq ft
Per-Visit Ranges by Space Size
- Small office (under 2,000 sq ft): $100-$200
- Medium office (2,000-5,000 sq ft): $150-$400
- Large office (5,000-10,000 sq ft): $300-$700
- Corporate space (10,000+ sq ft): $500-$1,500+
Monthly Estimates (3x Weekly Service)
- Small office: $800-$1,600/month
- Medium office: $1,500-$3,500/month
- Large office: $3,000-$7,000/month
These are guideline ranges. Your specific quote will depend on the factors discussed in the next section.
Factors That Affect Your Cost
Two 3,000 sq ft offices can have very different cleaning costs. Here are the seven key factors that drive the difference:
Cleaning Frequency
More frequent cleaning often means lower per-visit cost. A space cleaned 3x weekly stays cleaner between visits, requiring less time per cleaning than one cleaned weekly. Most providers offer better rates for higher frequency.
Number of Restrooms
Restrooms take disproportionate time to clean properly. A space with 4 restrooms costs more than an equivalent space with 2. This is one of the biggest cost drivers beyond square footage.
Floor Types
Carpet requires more time to vacuum thoroughly than hard floors take to sweep and mop. However, hard floors may need periodic waxing or refinishing, which adds cost differently.
Current Condition
A well-maintained space in good condition costs less than one that's been neglected. The first cleaning is typically priced higher to bring the space up to a maintainable standard.
Service Scope
Basic cleaning (trash, vacuum, dust, restrooms) costs less than comprehensive service including window interiors, kitchen appliances, and specialty areas.
Access and Timing
After-hours cleaning is standard and typically doesn't affect price. Cleaning during business hours may cost more due to scheduling constraints. Difficult access (no elevator, security procedures) can also increase cost.
Special Requirements
Medical facilities need specific sanitization protocols. Food service areas require extra attention. Some industries have compliance requirements. These specialized needs increase cost.
Cost Breakdown by Space Type
Different spaces have different cleaning profiles:
Professional Offices
Law firms, accounting practices, insurance agencies, real estate offices.
- Rate: $0.08-$0.12/sq ft
- Frequency: 2-3x weekly typical
- Focus: Presentation areas, reception, conference rooms
- Example: 3,000 sq ft office, 2x weekly = $500-$720/month
Medical and Dental
Clinics, dental offices, physical therapy, specialty practices.
- Rate: $0.12-$0.20/sq ft
- Frequency: Daily or 3-5x weekly
- Focus: Sanitization protocols, waiting areas, exam rooms
- Example: 2,500 sq ft clinic, 5x weekly = $1,500-$2,500/month
Retail Spaces
Shops, showrooms, small retail businesses.
- Rate: $0.08-$0.12/sq ft
- Frequency: Daily to 3x weekly
- Focus: Sales floor, fitting rooms (if applicable), entry glass
- Example: 4,000 sq ft retail, 3x weekly = $960-$1,440/month
Industrial and Warehouse
Distribution centers, light manufacturing, warehouse offices.
- Rate: $0.05-$0.10/sq ft (office areas may be higher)
- Frequency: 1-2x weekly for offices, periodic for warehouse floor
- Focus: Office areas, restrooms, break rooms
- Example: 10,000 sq ft with 2,000 sq ft office = $400-$800/month
Churches and Community Spaces
Houses of worship, community centers, event spaces.
- Rate: $0.08-$0.15/sq ft
- Frequency: Weekly to after-event cleaning
- Focus: Sanctuary/main hall, restrooms, fellowship areas
- Example: 8,000 sq ft church, weekly = $640-$1,200/month
For Property Managers: Multi-Property Considerations
If you manage multiple properties in DFW, your cleaning needs differ from single-location businesses. Here's what to consider:
Volume Discounts
Managing cleaning across multiple properties gives you negotiating leverage. Many cleaning companies offer portfolio discounts of 10-20% for multi-property contracts. The key is finding a provider with capacity to service all your locations consistently.
Standardization vs. Customization
Property managers often face a choice: standardize cleaning specs across all properties or customize for each tenant's needs. Most find a hybrid approach works best—standard base service with documented options for upgrades.
Billing and Reporting
You need clean data for budget reporting and tenant chargebacks. Look for providers who can:
- Invoice by property (not combined)
- Provide service documentation for each location
- Offer online portals for scheduling and tracking
- Generate reports for property owners or management companies
Tenant Communication
Cleaning complaints often land on property managers first. Choose a provider with clear communication channels so tenants can report issues directly, reducing your administrative burden.
Contract Flexibility
Portfolios change. You need a provider who can add or remove properties without renegotiating your entire agreement. Look for contracts that specify per-property terms within a master agreement.
Typical Multi-Property Pricing
For a portfolio of 5+ office properties in the Mid-Cities area, expect:
- 10-15% discount off standard per-property rates
- Consolidated billing options
- Single point of contact for all properties
- Priority scheduling for urgent needs
Comparing Quotes Fairly
Getting multiple quotes is smart, but comparing them requires attention to detail. Follow these six steps:
Ask About Scope
What's included in the base price? What costs extra? A lower quote may exclude services another company includes. Get specifics on:
- Trash removal and liner replacement
- Restroom cleaning and restocking (who provides supplies?)
- Break room/kitchen cleaning
- Window interiors
- High dusting
- Floor care (regular vs. periodic deep cleaning)
Understand the Frequency
Make sure quotes are for the same cleaning schedule. 2x weekly service from one company won't compare fairly to 3x weekly from another.
Check Insurance and Bonding
All legitimate commercial cleaning companies carry liability insurance and bonding. Ask for proof. If a company won't provide it, walk away.
Ask About Staffing
Will you have consistent cleaning staff? What's their vetting process? High turnover means inconsistent quality.
Review Contract Terms
Look at cancellation policies, price increase terms, and what happens if you're not satisfied. Flexible terms often indicate confidence in their service.
Request References
Ask for references from similar businesses. Call them. A few minutes on the phone reveals more than any marketing material.
Getting Good Value
The cheapest option isn't always the best value. Here are six ways to get quality service at a fair price:
Start with Your Priorities
What matters most? Restroom cleanliness? Consistent staff? Eco-friendly products? Communicate your priorities and let providers respond to what you actually need.
Consider Trial Periods
Many commercial cleaning relationships include a trial period. Use this time to evaluate quality before committing to a long contract.
Get Three Quotes
Not two, not five. Three quotes give you a reasonable view of the market without becoming overwhelming. If all three are similar, pricing is probably fair. If one is dramatically different, ask why.
Avoid the Lowest Bidder
The cheapest quote often means something is being cut: staff quality, thoroughness, supplies, or insurance coverage. Paying slightly more for reliable service usually costs less than dealing with poor quality.
Build a Relationship
Good commercial cleaning is a long-term partnership, not a transaction. Companies that invest in understanding your needs provide better service over time.
Communicate Issues Promptly
If something isn't right, say so immediately. Quality providers want feedback and will address concerns. Waiting until frustration builds helps no one.
Get a Straight Answer
Brightway Cleaning provides transparent commercial cleaning quotes for DFW businesses. We'll walk through your space, understand your needs, and give you honest pricing—no games, no hidden fees. Contact us for a free assessment, or get a quick quote to start the conversation.