A cleaning services contract covers a defined task checklist per visit, pricing (residential $120–$300 per standard clean or $25–$50/hour per cleaner; commercial typically $0.08–$0.25/sq ft monthly), supplies responsibility, key/access security, breakage liability and insurance/bonding, cancellation windows (24–48 hours with fees), and termination notice for recurring service (usually 30 days). Deep cleans and move-out cleans price 1.5–2.5× a standard visit.
Free Cleaning Services Agreement Template
Reviewed by the Agiled editorial teamUpdated June 2026
Cleaning disputes are almost never about effort — they're about definition. 'Cleaned' means something different to every client, which is why the heart of a...
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The following template is provided for general informational purposes. Have an attorney licensed in your jurisdiction review the document before using it for your business.
CLEANING SERVICES AGREEMENT
Agreement Date: [Date]
Agreement Number: [Number]
ARTICLE 1. PARTIES
This Cleaning Services Agreement ("Agreement") is entered into as of the date stated above by and between:
Service Provider: [Provider Full Legal Name / Business Name], a [State] [sole proprietorship / LLC / corporation], with its principal place of business at [Address], Phone: [Phone], Email: [Email].
Client: [Client Full Legal Name / Business Name], located at [Address], Phone: [Phone], Email: [Email].
Service Provider and Client are each referred to individually as a "Party" and collectively as the "Parties."
ARTICLE 2. SERVICE LOCATION
The cleaning services described in this Agreement shall be performed at: [Full Property Address] ("Premises"). The Premises is a [single-family residence / apartment / office suite / commercial building / other] consisting of approximately [square footage or room count].
ARTICLE 3. SCOPE OF SERVICES
Service Provider agrees to perform the following cleaning services ("Services") at each scheduled visit unless otherwise specified:
Kitchen:
a) Wipe and sanitize all countertops, backsplashes, and exterior cabinet surfaces.
b) Clean and sanitize sink and faucet.
c) Clean exterior surfaces of all appliances (refrigerator, oven, microwave, dishwasher).
d) Clean stovetop and range hood exterior.
e) Sweep and mop hard floors.
f) Empty trash and replace liner.
Bathrooms:
a) Clean and sanitize toilet (interior and exterior), bathtub, shower, and sink.
b) Clean mirrors and glass surfaces.
c) Wipe countertops and fixtures.
d) Sweep and mop floors.
e) Empty trash and replace liner.
Living Areas and Bedrooms:
a) Dust all accessible surfaces including furniture, shelving, and window sills.
b) Vacuum all carpeted floors and area rugs.
c) Sweep and mop all hard floors.
d) Make beds (change linens if provided by Client).
General (All Areas):
a) Dust ceiling fans and light fixtures within safe reach.
b) Dust baseboards and door frames.
c) Vacuum upholstered furniture upon request.
d) Clean interior glass on entrance door.
e) Empty all wastebaskets and replace liners.
Excluded Services: The following services are NOT included unless added by written amendment: interior window washing, deep carpet shampooing, exterior cleaning, laundry and ironing, organizing or decluttering, pest treatment, and any work requiring specialized licensing.
ARTICLE 4. SCHEDULE AND FREQUENCY
a) Frequency: Services shall be performed on a [weekly / biweekly / monthly / one-time] basis.
b) Scheduled Day and Time: Services shall be performed on [Day(s) of the Week] between [Start Time] and [End Time], unless rescheduled in accordance with Article 8.
c) Estimated Duration: Each visit is estimated to take approximately [number] hours, depending on the condition of the Premises.
d) Holiday Schedule: If a scheduled visit falls on a public holiday, the visit shall be rescheduled to [the next business day / a mutually agreed date].
ARTICLE 5. SUPPLIES AND EQUIPMENT
a) [Service Provider / Client] shall provide all cleaning supplies, products, and equipment necessary to perform the Services.
b) If Service Provider supplies materials, the cost of standard cleaning supplies is included in the Service Fee. Specialty products requested by Client (e.g., specific eco-friendly brands, allergen-free products) may be billed separately at cost plus [percentage]%.
c) If Client supplies materials, Client shall ensure that an adequate supply of products is available at the Premises before each scheduled visit. Service Provider shall not be responsible for service deficiencies resulting from inadequate or unsuitable supplies.
ARTICLE 6. ACCESS AND SECURITY
a) Client shall provide Service Provider with reliable access to the Premises on each scheduled visit day via [key / lockbox code / electronic access code / on-site coordinator].
b) Service Provider shall secure the Premises upon departure by [locking all doors / setting the alarm system / returning the key to the lockbox / other].
c) Service Provider shall not duplicate any keys or access devices without written permission from Client.
d) If Service Provider is unable to gain access to the Premises at the scheduled time due to no fault of Service Provider, Client shall be charged the full Service Fee for that visit.
e) Client shall inform Service Provider of any areas of the Premises that are off-limits or require special handling.
ARTICLE 7. SERVICE FEE AND PAYMENT
a) Service Fee: The fee for each scheduled visit is $[Amount] [per visit / per hour].
b) Billing Cycle: Invoices shall be issued [after each visit / weekly / monthly on the first business day of the month].
c) Payment Due Date: Payment is due within [number] days of invoice date.
d) Accepted Payment Methods: [Check / bank transfer / credit card / online payment / cash].
e) Late Payment: Payments not received by the due date shall incur a late fee of $[Amount] or [percentage]% per month, whichever is greater.
f) Rate Adjustments: Service Provider may adjust the Service Fee with [30 / 60] days' written notice to Client. Client may terminate this Agreement if the adjusted fee is not acceptable, subject to the terms of Article 9.
g) Additional Services: Services not included in Article 3 may be requested by Client and will be billed at $[Amount] per hour or as quoted in writing before the work is performed.
ARTICLE 8. CANCELLATION AND RESCHEDULING
a) Client Cancellation: Client must provide at least [24 / 48] hours' notice to cancel or reschedule a visit. Cancellations with less than the required notice period shall incur a cancellation fee equal to [50 / 100]% of the Service Fee for that visit.
b) No-Show: If Client fails to provide access and does not cancel in advance, the full Service Fee for that visit shall be charged.
c) Provider Cancellation: Service Provider may cancel a visit due to illness, emergency, or unsafe conditions at the Premises. Service Provider shall notify Client as soon as practicable and reschedule the visit at no additional cost.
ARTICLE 9. TERM AND TERMINATION
a) Term: This Agreement shall commence on [Start Date] and continue on a [month-to-month / fixed-term through End Date] basis.
b) Termination by Either Party: Either Party may terminate this Agreement upon [15 / 30] days' written notice to the other Party.
c) Termination for Cause: Either Party may terminate this Agreement immediately upon written notice if the other Party materially breaches any provision and fails to cure the breach within [number] days of receiving notice.
d) Effect of Termination: Upon termination, Client shall pay for all Services satisfactorily completed through the date of termination. Service Provider shall return all keys, access devices, and Client-owned supplies within [number] days of termination.
ARTICLE 10. LIABILITY AND INSURANCE
a) Insurance: Service Provider [maintains / shall obtain prior to commencement] commercial general liability insurance with a minimum coverage of $[Amount] per occurrence and $[Amount] aggregate.
b) Workers' Compensation: If Service Provider has employees, Service Provider shall maintain workers' compensation insurance as required by the laws of [State].
c) Damage to Property: Service Provider shall exercise reasonable care when cleaning the Premises. In the event of accidental damage caused by Service Provider during the performance of Services, Service Provider shall notify Client within 24 hours. Service Provider's liability for property damage shall not exceed $[Amount] per incident, unless caused by gross negligence or willful misconduct.
d) Pre-Existing Conditions: Service Provider is not responsible for damage resulting from pre-existing conditions, normal wear and tear, inherent defects in materials, or items placed in unstable or hazardous positions.
e) Client Responsibilities: Client shall inform Service Provider of any known hazards, fragile items, or special care instructions before Services commence. Client shall secure valuables, cash, and sensitive documents before each visit.
ARTICLE 11. CONFIDENTIALITY
Service Provider acknowledges that, in the course of performing Services, Service Provider may have access to confidential information, personal property, and private spaces. Service Provider agrees to maintain the confidentiality of all information observed, encountered, or obtained during the performance of Services and shall not disclose such information to any third party without Client's prior written consent.
ARTICLE 12. INDEMNIFICATION
a) Service Provider shall indemnify, defend, and hold harmless Client from and against any claims, damages, losses, and expenses (including reasonable attorneys' fees) arising from the negligent acts, errors, or omissions of Service Provider or Service Provider's employees or subcontractors in the performance of Services.
b) Client shall indemnify, defend, and hold harmless Service Provider from and against any claims, damages, losses, and expenses arising from Client's failure to disclose known hazards, unsafe conditions, or other material information regarding the Premises.
ARTICLE 13. DISPUTE RESOLUTION
a) The Parties agree to attempt to resolve any dispute arising under this Agreement through good-faith negotiation.
b) If negotiation fails, the Parties agree to submit the dispute to [mediation / binding arbitration / litigation] in [County, State], governed by the laws of the State of [State].
c) The prevailing Party in any arbitration or litigation shall be entitled to recover reasonable attorneys' fees and costs from the non-prevailing Party.
ARTICLE 14. INDEPENDENT CONTRACTOR STATUS
Service Provider is an independent contractor, not an employee of Client. Service Provider retains full control over the manner and means of performing the Services, subject to the terms of this Agreement. Nothing in this Agreement shall be construed to create a partnership, joint venture, or employer-employee relationship between the Parties. Service Provider is solely responsible for all applicable taxes, insurance, and employment obligations.
ARTICLE 15. GENERAL PROVISIONS
a) Entire Agreement: This Agreement, together with all exhibits, amendments, and attachments, constitutes the entire agreement between the Parties and supersedes all prior negotiations, representations, and agreements, whether written or oral.
b) Amendments: This Agreement may not be amended except by a written instrument signed by both Parties.
c) Severability: If any provision of this Agreement is held invalid or unenforceable, the remaining provisions shall continue in full force and effect.
d) Assignment: Neither Party may assign this Agreement without the prior written consent of the other Party.
e) Notices: All notices required under this Agreement shall be in writing and delivered by hand, certified mail, or email to the addresses listed in Article 1.
f) Governing Law: This Agreement shall be governed by and construed in accordance with the laws of the State of [State].
g) Waiver: The failure of either Party to enforce any right or provision of this Agreement shall not constitute a waiver of that right or provision.
SIGNATURES
Service Provider:
Signature: _________________________ Date: _____________
Printed Name: _________________________ Title: _____________
Client:
Signature: _________________________ Date: _____________
Printed Name: _________________________
- Residential clean
- $120 – $300 standard visit
- Hourly alternative
- $25 – $50 per cleaner-hour
- Commercial
- $0.08 – $0.25/sq ft monthly
- Cancellation window
- 24 – 48 hours, with fee
What your cleaning services contract should cover
The task checklist
Room-by-room tasks for a standard visit, rotating deep tasks (baseboards monthly, inside windows quarterly), and the priced-extra list: inside oven, inside fridge, interior windows, garage, post-construction dust. The checklist is the contract's engine — attach it as the exhibit and update it in writing.
Frequency and scheduling
Weekly, biweekly, or monthly with a standing day/window. Frequency drives price (weekly visits are cheaper per visit than monthly — less accumulation), so a client who skips visits into a lower frequency gets repriced.
Pricing and first-clean premium
Per-visit flat rate or per-cleaner hourly, with the initial clean priced 1.5–2.5× standard — first visits dig out months of accumulation. Commercial accounts: monthly rate per the scope and square footage, with consumables (paper, liners, soap) billed separately or included by line item.
Supplies and equipment
Who provides products and equipment (company-provided is the norm and keeps quality consistent), client product preferences or allergies accommodated in writing, and green-product upcharges if applicable.
Keys, codes, and access
How keys are stored (coded, no address attached), who holds alarm codes, lockbox arrangements, and the lockout fee when nobody's home and there's no access — a missed stop on a route is a real cost (typically 50–100% of the visit fee).
Breakage and damage
Prompt reporting of anything broken, repair or replacement at depreciated value, liability insurance and bonding stated with limits, and the irreplaceables clause: clients secure jewelry, heirlooms, and cash; the company's liability for undisclosed valuables is capped.
Cancellation and lockout fees
24–48 hours' notice to skip a visit; inside the window, a fee (50–100% of the visit). Route businesses sell time slots — a same-day cancellation is unsellable inventory.
Pets and safety
Pets secured or introduced per the client's instruction, aggressive-animal refusal rights, and safety boundaries: no exterior high windows, no biohazard cleanup, no mold remediation — those are licensed specialty services.
Satisfaction and re-clean policy
Issues reported within 24 hours earn a re-clean of the disputed areas, not a refund — the re-clean policy converts complaints into retention. Photo documentation of completed work protects both sides.
Termination and non-solicitation
30 days' notice for recurring service either way, and a non-solicitation clause: clients don't hire the company's cleaners directly for a period (12 months typical) or pay a placement fee ($1,500–$3,500) — the protection that keeps a cleaning business from training its own competition.
Typical cleaning service pricing (U.S., 2026)
| Service | Typical range | Notes |
|---|---|---|
| Standard residential visit | $120 – $300 | Size and condition dependent |
| Hourly (per cleaner) | $25 – $50 | 2-person teams common |
| Initial / deep clean | 1.5× – 2.5× standard | First visit accumulation |
| Move-out clean | $300 – $700 | Empty-home checklist |
| Commercial (monthly) | $0.08 – $0.25/sq ft | Frequency and scope driven |
| Late cancellation | 50 – 100% of visit | Inside 24 – 48 hr window |
| Staff placement fee | $1,500 – $3,500 | If client hires a cleaner directly |
Rates vary by market, home condition, and access. Bonding and liability insurance are the credibility baseline — state them with limits in the contract.
How cleaning services contracts work in practice
The recurring residential account
The bread-and-butter biweekly home: standing slot, coded key, company supplies, checklist attached. The terms that keep it healthy: the first-clean premium (so the standard rate reflects maintained condition), the skip-fee logic (a skipped biweekly visit makes the next one a heavier clean — some companies bill the next visit at a higher tier), and the annual rate-review line. The 24-hour re-clean policy resolves quality wobbles before they become cancellations.
The commercial office account
Nightly or thrice-weekly janitorial: the contract shifts to a monthly rate against a task-frequency matrix (daily: trash, restrooms, kitchens; weekly: dusting; monthly: high dusting, floor machine work), consumables billed as a separate line, after-hours access and alarm protocol, insurance certificates naming the client, and a 30–60 day termination notice. Commercial clients audit with inspections — a sign-off log per visit and a named account contact keep the relationship measurable.
The move-out clean
One-shot, deadline-driven, and tied to someone's security deposit: the contract scopes to an empty-home checklist (inside all cabinets and appliances, baseboards, fixtures), prices flat ($300–$700 by size), requires utilities on (no water or power, no clean), and times against the lease deadline with the landlord walkthrough in mind. The re-clean window matters most here — agree that punch-list items found at the landlord's inspection within 48 hours get touched up, and that the company's responsibility is cleaning, not the deposit outcome.
Mistakes that weaken a cleaning services contract
Selling 'clean' without a checklist
Undefined scope means the client's imagination sets the standard. The room-by-room task list — with the priced-extras list beside it — is the difference between a complaint and a change order.
Pricing the first visit like the tenth
The initial clean digs out months of buildup at double the labor. Quote it at 1.5–2.5× standard, or the account starts underwater and the standard rate never recovers.
No lockout or cancellation fee
A route business that eats missed stops subsidizes its least reliable clients. The 24–48 hour window with a real fee changes behavior within a month.
Unlimited breakage liability
Cleaning around undisclosed heirlooms at full replacement risk is uninsurable economics. Report-promptly plus depreciated-value plus a valuables clause keeps liability proportional to the visit fee.
Skipping the non-solicitation clause
The client who hires your best cleaner directly just converted your recruiting, training, and vetting into their savings. The placement-fee clause makes that a transaction instead of a loss.
How to use this template
- 01
Download the cleaning services contract template in Word or PDF.
- 02
Attach the task checklist — standard tasks, rotating tasks, and priced extras.
- 03
Set frequency, the per-visit or monthly rate, and the first-clean premium.
- 04
Document key handling, alarm codes, pets, and the lockout fee.
- 05
Set breakage terms, insurance and bonding limits, and the re-clean policy.
- 06
Add cancellation windows, termination notice, and the non-solicitation clause, then sign.
Skip this template if…
- Biohazard, hoarding, or mold remediation — licensed specialty restoration work with its own regulatory and safety regime.
- Hiring an individual housekeeper as a household employee — that's an employment relationship; use a housekeeping employment agreement instead.
FAQs
How much should I charge for cleaning services?
Residential: $120–$300 per standard visit or $25–$50 per cleaner-hour, with the initial clean at 1.5–2.5× standard and move-out cleans $300–$700. Commercial: roughly $0.08–$0.25 per square foot monthly depending on frequency and scope. Frequency discounts reward weekly clients — less accumulation per visit.
What should a cleaning contract include?
A room-by-room task checklist with priced extras, frequency and rates, supplies responsibility, key and alarm-code handling, breakage and insurance terms, cancellation and lockout fees, a re-clean satisfaction policy, termination notice, and a non-solicitation clause protecting your staff from direct hire.
Should a cleaning business be bonded and insured?
Yes — general liability insurance (typically $1M) covers damage the work causes, and a janitorial bond covers employee theft claims. Both are client-confidence essentials worth stating in the contract with limits; commercial accounts will require certificates naming them as additional insured.
What is a fair cancellation policy for cleaning services?
24–48 hours' notice to skip or reschedule without charge; inside the window, 50–100% of the visit fee, and the same for lockouts where the crew can't get in. Route-based businesses sell time slots — late cancellations are unsellable inventory, and the fee is what makes the standing slot sustainable.
Who provides cleaning supplies — the company or the client?
The company, in the standard model — it keeps quality and chemical handling consistent and prices it into the rate. The contract should accommodate documented client preferences (allergies, green products, specific surfaces' products) and note any upcharge for premium product lines.
What happens if a cleaner breaks something?
The professional pattern: the cleaner reports it immediately (before the client finds it), the company repairs or replaces at depreciated value, and liability insurance handles larger claims. Pair it with a valuables clause — clients secure jewelry, cash, and irreplaceable items, and undisclosed-valuables liability is capped.
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