Checklist · 10 minute read · Checked October 2026

What to Look For in a Commercial Cleaning Contract

A good commercial cleaning contract spells out exactly what will be cleaned, how often and when, what it costs and how that price can change, what insurance and checks the provider holds, how quality is measured, and the notice needed to walk away. This guide walks through those clauses one by one, explains the documents to ask for, looks at lock-in terms and the law on unfair contract terms for small businesses, and lists the red flags that should make you pause before signing. Use it when you are weighing up providers, or when an existing agreement is due for review. It is general information, not legal advice. For other guides written for Melbourne businesses, see our cleaning advice hub.

Ask for our standard terms

Commercial cleaning contract being reviewed clause by clause before signing

The clauses that matter

Which clauses matter most in a commercial cleaning contract?

The clauses that matter most in a commercial cleaning contract are the scope of work, frequency and hours, price and price reviews, consumables, periodic work, quality checks, access and keys, variations, and termination. If any of these is vague or missing, disagreements later are almost guaranteed.

Scope and frequency
Price and reviews
Insurance and checks
Records and quality
Lock-in and notice
Unfair terms law
Red flags
Questions to ask

Scope of workA task list by area, not a single line saying "general cleaning". Kitchens, bathrooms, floors, bins and touch points each spelled out.
Frequency and hoursWhich days, which times, and roughly how many hours each visit allows, so you can see what the price buys.
Price and reviewsThe price per visit or month, GST shown, and how and when it can rise, such as an annual review tied to award changes.
ConsumablesWhether paper goods, hand soap and bin bags come from the cleaner, and on what charge.
Periodic workCarpet, windows, floor care and deep cleans listed separately with dates and prices, not buried in the monthly fee.
Quality and complaintsThe route for flagging a missed task, the promised fix time, and the rhythm of supervisor inspections.
Access and keysWho holds keys, fobs and alarm codes, how they are recorded, and what happens if one is lost.
Variations and terminationHow the scope changes when your needs do, and how much notice either side must give to end it.

Scope is the foundation. The most common source of friction between a business and its cleaner is a gap between what the client thought was included and what the cleaner thought they were paid to do. A written task list, organised by area and frequency, closes that gap. It also gives you something concrete to point to if standards slip.

Price reviews are worth reading closely. Cleaning is labour-heavy, and award wages rise each July, so a reasonable contract allows for a review. What you want to avoid is an open-ended right for the provider to raise prices whenever they like. A clause that ties increases to a clear trigger, with notice and the option to end the contract if you do not accept the new price, is fair to both sides.

Insurance and police checks

What insurance and checks should a cleaning provider show you?

A cleaning provider should show you an up-to-date public liability certificate from their insurer, confirm they hold workers compensation cover for their employees, and explain how staff are screened, including national police checks where the site needs them. Ask for these before signing, not after.

Certificate of currencyThe policy that covers damage and injury claims, with the cover limit and renewal date visible.
Workers compensationEvidence that staff injured while working at your premises are insured.
ScreeningHow staff are checked, including police checks, and whether records can be shared.
ABN and business detailsSo you know exactly who you are contracting with.
Safety documentsSafe work procedures and safety data sheets for the chemicals used on your site.
Subcontracting policyWhether the work is done by employees or passed to subcontractors, and on what terms.

Public liability insurance protects you if the cleaner damages your property or someone is injured because of their work. Workers compensation protects the cleaner if they are hurt on your site. A provider without either leaves you exposed, and a certificate that expired last month is no better than none. Diarise the expiry date and ask for the renewal each year.

Wages matter too. Cleaners employed under the Cleaning Services Award must be paid at least the rates set out in the Fair Work Ombudsman's award summary and pay guide. If a quote is so low that award wages cannot possibly be covered, the difference is coming from somewhere. Asking how staff are employed, and whether the work is subcontracted, is a fair question for any client to put.

Lock-in terms

Should you accept a long lock-in cleaning contract?

Be cautious with long lock-in terms. A fixed term can make sense for large sites where the provider buys equipment or recruits specifically for you, but for most small and medium businesses a rolling agreement with a reasonable notice period, often around 30 days, gives better protection if standards drop.

The risk with a long term is simple. If the service is poor in month three of a three-year contract, your options may be limited to complaining or paying to leave. A shorter notice period keeps the provider focused on doing a good job, because you can walk away if they do not. Good providers are usually comfortable with that.

Watch for automatic renewal clauses, which roll a fixed term into a new one unless you give notice in a narrow window, and for exit fees that apply even if the provider has not met the agreed standard. Both can turn a reasonable agreement into a trap.

Small businesses also have legal protection. The Australian Competition and Consumer Commission explains that since changes to the unfair contract terms laws took effect on 9 November 2023, proposing, using or relying on unfair terms in standard form contracts is banned and penalties apply. The protections cover small businesses with fewer than 100 employees or annual turnover under $10 million. Terms that let only one side end or change the contract, or that impose heavy penalties for leaving, can be examples of terms worth questioning. If you are unsure about a particular clause, get legal advice before you sign.

Red flags

What are the red flags in a cleaning quote or contract?

The main red flags are a price given without a site visit, no written scope, no proof of insurance, reluctance to explain how staff are employed, long lock-ins with exit fees, and one-sided rights to change prices or services. Any one of these deserves a follow-up question before you sign.

No site visit. A firm price for a site nobody has seen is a guess.
Vague scope. "General cleaning as required" cannot be enforced.
Missing insurance. No certificate, or one that has expired.
Unclear staffing. Evasive answers about employment or subcontracting.
Locked in. Long terms, auto-renewal and fees to leave.
One-way changes. The provider can raise prices or cut tasks at will.

A price that is far below every other quote is also a red flag, but not always for the reason people think. Sometimes it means corners will be cut; sometimes it means the provider has misunderstood the scope and will come back asking for more once they start. Either way, comparing the hours each quote allows is the quickest way to see what is really on offer.

None of these flags on its own proves a provider is bad. Plenty of small operators are excellent but less polished with paperwork. The point is to ask the question and judge the answer. If you would like to see how we handle these points, our page on commercial cleaning contracts in Melbourne sets out our standard terms.

Before you sign

What questions should you ask a provider before signing?

Before signing, ask how many hours each visit allows, who will actually do the cleaning, how quality is checked, what happens when the usual cleaner is away, how complaints are handled, and how prices are reviewed. The answers tell you more about a provider than any brochure.

Hours are the clearest measure of value. Two providers can quote similar monthly prices while allowing very different amounts of time on site. Ask each one to state the hours per visit, then divide the price by the hours. The result shows whether the price is realistic for award-compliant work or relies on cutting time.

Continuity matters more than people expect. A regular cleaner learns your site, your preferences and your security routines. Ask whether the same person or team will come each time, how new staff are inducted, and who covers holidays and sick days. A provider with no answer to the last question will leave you with gaps.

Quality checks and complaints go together. Ask how often a supervisor visits, whether there is a written checklist the cleaner signs off, and how quickly a missed task is fixed once you report it. Providers who keep visit records can show you exactly what was done on any night, which is useful if something is disputed.

Finally, ask to see the provider's standard terms before you commit, not just the quote. Read the termination and price review clauses in particular. A provider confident in their service will not mind you taking a few days to read the document properly.

Questions

What do businesses ask before signing a cleaning agreement?

Contract length, ending early and who pays for supplies: the three questions most businesses raise first.

How long should it be?

For most small and medium sites, a rolling agreement with around 30 days' notice works well, because it keeps both sides accountable. Larger sites that need dedicated equipment or staff may justify a fixed term, but it should come with clear performance standards and a fair way out if they are not met.

Can I end it early?

That depends on the termination clause, so read it before signing. Look for a notice period that works for you, the right to end the agreement if agreed standards are not met, and no fee for leaving at the end of a notice period. If a clause seems one-sided, ask for it to be changed.

Who supplies consumables?

Either side can, as long as the contract says which. Some providers stock the washroom paper, soap and bin bags themselves and bill for them; others expect the client to buy their own. Make sure the quote is clear, because leaving consumables out makes a price look cheaper than it really is.