Best Janitorial Software for Commercial Cleaning Companies

A house cleaner’s client is in the kitchen when the work is done. A janitorial company’s client arrives at 8 a.m. to an office that was cleaned at 11 p.m. by someone they’ve never met. That changes what the software has to do. Booking forms and instant prices don’t matter; what matters is winning the contract with the right bid, getting a crew to every site every night, and proving the work was done before the facilities manager calls.

This guide compares software for commercial and janitorial cleaning companies. Prices come from each vendor’s official pricing page, checked on November 5, 2026; monthly prices are for monthly billing unless we say otherwise. For residential maid services, start with our cleaning business software guide.

How janitorial work runs, and where software helps

Stage	What happens	What the software must do
Bid	Walk the building, measure cleanable areas, set frequencies	Production-rate calculator, proposal
Contract	Monthly price, scope per area, start date	Store scope and checklists per site
Nightly work	Crews at several sites, often in different languages	Schedules, GPS clock-in at the site
Quality	Spot checks, client complaints	Inspections with photos, issue tracking
Supplies	Restocking paper, liners, chemicals	Supply requests from the field
Billing	One invoice per contract per month, extras billed separately	Recurring invoices, work orders for extras
Payroll	Hours per cleaner per site	Timesheets matched to sites

No single affordable tool does all of this equally well. Most small janitorial companies pair an operations app (crews, check-ins, inspections) with their bidding and billing tools.

1. Bidding by production rate

Commercial cleaning is priced from the building: cleanable square feet, how many square feet a cleaner covers per hour for each type of area, how many nights a week, then labor, supplies, overhead and profit. Our cleaning quote and estimate software guide explains the method and compares bidding tools. Underbid one large contract and you work all year at a loss.

2. Proof that the crew was there

The most common janitorial complaint is “nobody came last night” or “the third floor was missed.” GPS check-ins at the site, not just a clock-in from a phone anywhere, plus inspection photos, turn that call from an argument into a two-minute check.

3. Checklists per site and per area

Restrooms nightly, break room nightly, carpets vacuumed Tuesday and Friday, glass monthly. Each building has its own scope from the contract. Put it in the app as a checklist per location so a new cleaner on night two does what the contract says.

4. Turnover and languages

Janitorial crews change often, and many teams are multilingual. Apps that show instructions in each cleaner’s language reduce the training needed every time someone new starts.

5. Billing the contract, plus extras

Most accounts pay a fixed monthly amount, often by ACH and against a purchase order. Extras (a one-time floor strip and wax, a post-event cleanup) need a work order and a separate line on the invoice. Our cleaning invoicing and billing software guide covers contract billing in more detail.

The options compared

Swept: built for janitorial operations

Swept is built for commercial cleaning companies. Optimize is $150/month ($120/month billed annually, $1,440 a year) for up to 15 locations, and includes scheduling and shift management, mobile clock in and out, GPS site verification, inspections with photo proof, cleaning checklists per location, location messaging and announcements, and an app that works in 150+ languages. Every plan lets you add unlimited employees and subcontractors and includes missed-shift and late-arrival alerts.

Scale ($225/month, $180 billed annually, up to 15 locations) adds a client portal where your client sees the work done and can message your team, profit and loss by location, supply requests from the field, work orders and one-time cleanings, time-off requests and a QuickBooks Online payroll integration. Accelerate is custom-priced for 50+ locations and franchises. Swept’s plans don’t list bidding or invoicing, so you’ll still need tools for those.

CleanGuru: bidding, billing and timekeeping in one app

CleanGuru started as bidding software and now covers more of the job. Its pricing page lists unlimited bids and proposals, invoicing, drag-and-drop scheduling, timekeeping with geofence, checklists, an inspecting app and a QuickBooks connection. Basic is $79/month with 5 users and one module (janitorial, carpet, window, move in/out and others); Guru is $129/month with 10 users and all modules; Guru Plus is $159/month with 15 users. Additional cleaners cost $5/month each. There’s a 14-day free trial.

For a small commercial cleaner who bids its own work and doesn’t want three subscriptions, CleanGuru is the most complete single app here. Swept goes deeper on night-shift proof and multi-site operations.

Connecteam: a free crew app for small teams

Connecteam isn’t built for cleaning, but its operations tools fit night crews: real-time clock in and out with GPS, job scheduling with open shifts, unlimited checklists, forms and tasks and a payroll integration. The Small Business plan is free for up to 10 users. Above that, Operations Basic is $35/month ($29/month billed yearly) for the first 30 users, plus $1.00 per additional user ($0.80 yearly). There’s a 14-day trial without a card. It has no bidding, inspections built for cleaning or contract billing, so it works alongside your billing and accounting tools.

Janitorial Manager: for large operations

Janitorial Manager quotes each operation based on the number of buildings, the features needed and the level of service. Its pricing page says plans start at $1,000 a month. That’s out of reach for a small company with a handful of offices, but it’s an option for multi-site, multi-state contractors.

Jobber: residential cleaners with some commercial accounts

If most of your work is residential and you’ve picked up a few small offices, you may not need a janitorial app yet. Jobber’s cleaning page lists quotes, scheduling, invoicing, a Client Hub where clients request services, approve quotes, view upcoming visits and pay online, and cards on file for automatic payments. Core is $49/month; automatic payment collection and invoice follow-ups are listed on Connect ($139/month). It doesn’t list site inspections or production-rate bidding.

A worked example: 8 office buildings, 12 cleaners

A small janitorial company cleans 8 buildings five nights a week with 12 cleaners. Monthly software cost at monthly billing:

Option	What you pay	Per month
Connecteam	Operations Basic (12 users is over the free plan’s 10)	$35
CleanGuru Guru	10 users included + 2 extra cleaners at $5	$139
Swept Optimize	Up to 15 locations, unlimited employees	$150
Swept Scale	Adds client portal, P&L by location, supply requests	$225
Janitorial Manager	Custom quote	From $1,000

A common setup at this size is Swept Optimize for operations plus a bidding tool and accounting software, or CleanGuru alone if bidding and billing in one place matter more than Swept’s site verification. Check that the software cost is built into each bid as overhead; our job quote calculator helps with the overhead and margin.

Questions to ask before you choose

1. Does the GPS check-in confirm the site, or only the time? A clock-in from the cleaner’s couch shouldn’t count.
2. Can a supervisor inspect a site and send the client a report with photos?
3. How are users counted? Unlimited employees (Swept), users per plan (CleanGuru), or per user above a threshold (Connecteam).
4. How many locations are included? Swept’s Optimize and Scale cover up to 15.
5. How do hours reach payroll? Our cleaning payroll software guide covers W-2 vs 1099 crews and payroll providers.
6. Can the app work in your cleaners’ languages?

Who this guide is for (and who it isn’t)

For: commercial and janitorial cleaning companies with contracts at offices, medical buildings, schools or retail sites, usually cleaned at night.

Not for: residential maid services; see our guides to cleaning scheduling software and booking software.

The bottom line

Swept is the pick for janitorial companies that need proof from night crews across many sites, with unlimited employees from $150/month. CleanGuru combines bidding, invoicing and timekeeping from $79/month for smaller commercial cleaners. Connecteam is a free crew app for up to 10 users, and Janitorial Manager is for large operations from $1,000/month. Check current prices on each vendor’s site: these come from official pages checked on November 5, 2026.