A commercial cleaning visit includes restrooms disinfected and restocked, trash and recycling pulled, the break room or kitchenette, desks and workstations, floors vacuumed and mopped, entry glass and reception, and every high-touch point — plus detail work on a longer rotation. Supplies, equipment, and the after-hours shift sit inside the price, not beside it.
That is one half of the answer, and it is the half every vendor site publishes. The trouble is that two bids carrying the same task list can still be twenty different contracts. What decides whether they are comparable is the other three lists: what runs every visit versus what rides a rotation, what the price covers that is not a task at all, and what is deliberately kept outside the visit. Here are all four, using the lists we already publish.
List 1 — the block that runs every visit
This is the block that never moves, whether your cadence is nightly, weekly, or monthly. It is the same work the office cleaning page publishes for a single suite and the janitorial page publishes for a building; those pages are the source, and we are restating it here so the answer sits next to the question.
- Restrooms disinfected, restocked, and mopped
- Trash and recycling out to the dumpster
- Break room and kitchenette, microwave included
- High-touch points: handles, rails, switches
- Entry glass, reception, and lobby floors
List 2 — the detail work, which rides a rotation
Floors throughout, desks, workstations and conference tables, interior glass partitions and door glass, corridors, stairwells and shared common areas ride a weekly rotation; baseboards, door frames and switch plates, air vents, window sills and cobweb removal, light fixtures and shelf tops, and grout and tile edges in restrooms ride a monthly detail pass. They are included — but “included” and “every visit” are not the same word, and that gap is where half of all bid comparisons quietly break. Which task belongs in which tier is its own question, and we answered it in full in what to clean daily, weekly, and monthly.
The quick test on any inclusion list: if there is no frequency written next to each task, it is not a list, it is a brochure.
List 3 — what the price includes that is not a task
This is the list almost nobody publishes, and it is where the real money sits between two bids that look identical on paper.
Supplies and equipment · We bring everything: eco-friendly products by default, fragrance-free on request, quiet vacuums, and HEPA-filter equipment for sensitive workplaces. Where an industry needs specific products, such as EPA-list disinfectants for medical suites, that goes into your floor checklist rather than onto a separate line.
The hours · Evening slots of 6pm–10pm are the default for commercial work, not an upgrade, so the published prices already assume we clean after your team goes home. Saturday visits can be arranged for spaces that run late on weekdays, and keys, alarm codes, or lobby access are coordinated with your office manager before the first visit.
The vendor file · $2M general liability, a certificate of insurance naming your building as certificate holder within 2 business hours, a W-9 on request, and background-checked teams. In most Miami-Dade towers this is not paperwork — it is the difference between a crew that gets past the lobby and one that does not.
The proof · On eligible completed visits, a CleanCheck report: that visit’s checklist status, customer-safe photos, and the team’s notes. It is what turns an inclusion list from a promise into a record you can forward to a board or a tenant.
The billing terms · You are invoiced after each completed visit rather than prepaying a term, which is why there is no long-term lock-in — we earn the contract every visit. An inclusion list you cannot walk away from is not a list, it is a lease.
The ranges holding all of that up are published: from $225 per weekly visit for spaces up to 1,000 sq ft, with the full size ladder on the office cleaning page. How that figure is built is taken apart piece by piece in how much office cleaning costs in Miami.
“The task list tells you what gets cleaned. The exclusion list tells you what kind of vendor you are talking to.”
List 4 — what is not included, and should not be
A vendor who says everything is included is telling you, without meaning to, that something is going to get cut. These four are scoped separately precisely so the regular visit never gets rushed.
The build-out handoff. Commercial space here gets rebuilt constantly, and every build-out ends broom-swept, which is not the same as clean: fine dust gets into vents, tracks, fixtures, and cabinet interiors. That is post-construction, starting at $650 for the first 1,000 sq ft, and bulk debris stays the contractor’s haul-away. Start a recurring contract on top of a build-out and the list begins in deficit — no frequency catches up.
Storm work. June through November, what changes is not the weekly list but everything around it: getting things off floors and away from glass before a storm, and reopening a space that sat closed. Those are jobs with their own scope, whoever performs them. Write them separately. The vendor who absorbs them into the recurring visit is the one cutting something else that week.
The reset visit. A first visit that rescues a long-neglected space takes longer than the maintenance visits that follow it, and it is quoted as what it is. Coming off a vendor who stopped showing up, that reset is its own line and you see it before you approve anything — not a surprise inside the first invoice.
And anything not in writing. Restroom consumables, exterior or high-rise glass, and specialty floor treatments are not on anybody’s published list by default. Do not assume them: ask on the walkthrough and make the answer — yes, no, or at this price — part of the written scope.
What Miami adds to the list
The tasks on a commercial list are close to national. What changes here is where the work concentrates — and which documents you need before you are allowed to do it at all.
Humidity, salt air, and year-round pollen make buildup happen faster here than in drier climates, and it does not land evenly: it concentrates in the restroom and the kitchenette, and on the glass, door tracks, and sills of anything facing outside. That is why grout and tile edges appear by name in the monthly tier rather than hiding inside “restroom cleaning”, and why it is worth having your own list name them one by one. A list written for a dry climate takes them for granted; here they are the first place it shows that nobody did them.
And a large share of Miami-Dade commercial work lives inside a building with a board. Many associations require a certificate of insurance on file before a cleaning crew gets past the lobby, on top of vendor registration at the front desk and a service elevator booked by reservation. That is why the vendor file belongs on the inclusion list as much as the restrooms do: without it, the most complete task list in the world waits downstairs. When what you are maintaining is lobbies, corridors, stairwells, and shared restrooms, the work is janitorial — same crews, same commercial rate card, different document. Not sure yet which of the two you are buying? We settle that in commercial cleaning vs. janitorial services.
Quick answers
Are cleaning supplies and equipment included, or do we buy them?
The cleaning products and equipment are ours and they are included: eco-friendly by default, fragrance-free on request, quiet vacuums, HEPA-filter equipment for sensitive workplaces. Restroom and break-room consumables — paper, liners, hand soap — are a different question, and an honest scope sheet names who buys them instead of leaving it to the first month to discover. Settle it on the walkthrough and it goes in the written scope either way.
Does commercial cleaning include windows?
Entry glass and reception are in every visit, and interior glass partitions and door glass ride the rotation — that is the glass a visitor actually sees. Exterior and high-rise window washing is a different trade with its own equipment and building access rules, and it is not part of a commercial maintenance visit. Raise it on the walkthrough and we will scope it or tell you plainly that we cannot, rather than quietly leaving it off a list you assumed covered it.
Is after-hours cleaning an extra on the price?
No. Evening slots of 6pm–10pm are the default for commercial work, so the published prices — starting at $225 per weekly visit for spaces up to 1,000 sq ft — already assume the visit happens after your team goes home. Saturday visits can be arranged for spaces that run late on weekdays. What does move the number is size, layout, restroom count, condition, and frequency.
Does a commercial contract include day porter coverage during business hours?
Not with us today, and we will not pretend otherwise: JAS does not staff day porters. Our standing capability is scheduled visits, most commonly on the evening shift. Tell us the hours and the tasks you need covered during the business day and we will price it and say plainly whether we can staff it for your building. A vendor who says yes to everything on the first call is the vendor whose list gets shorter in month six.
What is included for a condo or HOA building instead of a single office?
The same crews and the same commercial rate card, scoped to common areas: lobbies, corridors, stairwells, elevators, and shared restrooms on a recurring janitorial scope. What changes is the document. A board gets a written task list with a frequency beside each task, so the question that comes back every month — is it being done? — has an answer instead of an argument, and the CleanCheck report from a given visit is the evidence.
The short version
Commercial cleaning includes restrooms, trash, the kitchenette, desks, floors, the entry, and high-touch points every visit, plus detail work on rotation. It also includes supplies and equipment, the 6pm–10pm shift, the vendor file, a photo report on eligible completed visits, and an invoice after each visit rather than a prepaid term. It does not include — and should not include — the build-out handoff, storm work, the reset visit, or anything that is not in writing. Ask for all four lists before you sign; ours arrive in writing after the walkthrough.
This guide is part of the JAS operating playbook — it publishes the whole inclusion list, including the part that usually only shows up in the fine print.