Commercial Cleaning Prices: Hourly vs Per-Visit Explained

Commercial cleaning prices are usually set in one of two ways: some cleaners charge an hourly rate for the time their staff spend on site, while others give a fixed price per visit based on a list of tasks you both agree on. Larger premises, such as multi-storey office buildings or shopping centres, are sometimes priced by the square metre or charged as a single monthly management fee.

The most reliable way to get a fair price is to have the cleaner inspect your premises, agree a written task list with you, and then quote a set price for that work. In Canberra, our commercial cleaning starts from a minimum visit of $187 including GST ($170 + GST), and we confirm the exact price after a free site visit.

Both pricing methods are common, and both are fair as long as the details are clearly documented. The Australian Government's guide to preparing a contract on business.gov.au describes the same two options: paying for the hours or days actually worked, or paying one fixed fee for the whole job.

The main difference is which party carries the financial risk when a job takes longer than expected. With an hourly rate, you pay more whenever the cleaner needs additional time, whereas with a fixed price the cleaning company absorbs that risk, so your monthly cost remains predictable.

No two commercial sites are the same, which is why experienced cleaning companies rarely give a firm quote over the phone. These are the factors that usually make the biggest difference to the final price:

• Size and layout: additional floor space takes longer, and so do many small rooms, stairs and narrow spaces that slow the work down.
• Washrooms and kitchens: these areas take the most time in most offices, so the number of toilets, showers and kitchenettes matters considerably.
• Floor types: carpet, tiles, vinyl and timber each need different products, equipment and methods.
• Cleaning frequency: a daily clean usually takes less time per visit than a weekly clean, because less dirt builds up between visits.
• Time of day: cleaning at night or on weekends generally costs more, because cleaning staff are entitled to higher pay rates at those times.
• Additional services: carpet steam cleaning, window cleaning and high pressure cleaning are usually quoted separately.
• Access and security: alarm codes, keys and building sign-in procedures add a little extra time to every visit.

Labour makes up most of the cost of commercial cleaning. In Australia, contract cleaners are covered by the Cleaning Services Award 2020, and from 1 July 2026 the minimum hourly rate for a full-time Level 1 cleaner is $27.08, with casual employees earning a higher rate and Saturday, Sunday and late-night shifts attracting higher rates again.

The award also sets minimum shift lengths, so a cleaner called in on a weekday must be paid for at least two hours, rising to three hours on a Saturday and four hours on a Sunday, which is one reason most cleaning companies have a minimum visit charge.

In addition to wages, a cleaning business also pays superannuation, insurance, travel, products and equipment. If one quote looks considerably cheaper than every other quote you receive, it's reasonable to ask how that business can pay its employees the correct award rate. The Fair Work Ombudsman's pay guides list the current rates if you'd like to check them yourself.

One quote might show $170 and another might show $187 for exactly the same job, yet both can represent the same price, because one is shown before GST and the other already includes it.

Always confirm whether a price includes GST before you compare quotes from different businesses. If your cleaner is registered for GST, they must provide a tax invoice when you request one, and the Australian Taxation Office's guide to tax invoices explains exactly what a valid invoice must show, including the supplier's ABN and the GST amount.

A good quote should be easy to check against the work you actually receive, so before you sign anything, make sure you have the following details in writing:

1. A site visit: the cleaner should inspect your premises before giving you a price.
2. A written task list: it should explain what happens at every visit, and which tasks are completed weekly, monthly or less often.
3. A clear price: per visit, per week or per month, with the GST amount shown separately.
4. Agreed visit times: after hours or during the day, and on which days of the week.
5. Additional charges: for example, carpet cleaning, window cleaning or a Saturday visit.
6. Price changes: how much notice you'll receive if the price increases.

Be cautious about contracts that allow one party to change the price or the terms whenever it likes. The Australian Competition and Consumer Commission (ACCC) explains how the law protects small businesses from unfair terms in standard form contracts.

We start every commercial job with a free site visit, where we inspect your premises with you and agree a written task list that suits the way your building is actually used. We then provide a set price for that work, so you know exactly what each visit costs before we begin.

• Minimum visit: $187 including GST ($170 + GST).
• When we clean: after hours or during the day, on a daily or weekly schedule.
• Saturday cleaning: an additional charge applies, and we discuss it with you before you book.
• Records: you receive a completed checklist for every visit.
• Insurance: we carry $20 million public liability insurance and can provide a certificate of currency on request.

If you manage an office, you can read how our office cleaning in Canberra works, and if your workplace has carpet, ask about carpet steam cleaning during the same site visit.

Aussie Duo is a family-owned Canberra business that has been cleaning homes and workplaces since 2013. If you'd like a clear, written price for your premises, request a free site visit or call us on 02 5501 3316, and we'll reply during business hours, Monday to Saturday, 7am to 7pm.