You can charge for office cleaning using three models: per-square-metre pricing (the Australian equivalent of the US per-square-foot model), hourly rates, or flat-rate monthly contracts. Per square metre for standard commercial office cleaning in Australia runs $1.80 to $2.80 per square metre per visit. Hourly rates for commercial cleaning run $55 to $75 per cleaner per hour for standard work, with after hours and specialist cleaning at $65 to $95 per hour. Monthly contracts run from $560 to $5,000 per month depending on size and frequency. To calculate your specific rate, estimate the labour time for the job, calculate your full cost base including Fair Work Award wages, superannuation, insurance and overhead, and apply a sustainable business margin of 15 to 25 percent.
How do you charge for office cleaning in Australia?
Common pricing models for office cleaning:
Per square metre pricing (the Australian equivalent of US per square foot): standard office cleaning in Australia typically runs $1.80 to $2.80 per square metre per visit. (The AI Overview cites US rates of $0.05 to $0.25 per square foot. Converting to Australian per square metre at 10.76 square feet per square metre gives $0.54 to $2.69 per square metre — Australian rates are higher due to Fair Work minimum wage requirements approximately double US federal minimum wage.)
Hourly rates: commercial cleaners in Australia charge $55 to $75 per cleaner per hour for standard office cleaning. $65 to $95 per hour for after hours, specialist or medical cleaning. (The AI Overview cites US rates of $30 to $75 per hour. Australian rates are higher for the same Fair Work wage floor reason.)
Monthly contracts: routine office cleaning contracts in Adelaide range from $560 to $5,000 per month depending on total area and whether cleaning is daily, three times weekly or less frequent. (The AI Overview cites US monthly ranges of $500 to $5,000 — the Australian lower end is similar but the floor rate reflects Australian minimum wage.)
How to calculate your rate — Australian framework:
Estimate labour time: walk through the facility and calculate how long the job takes. In Australian commercial cleaning, one labour hour typically covers 200 to 350 square metres of standard office area depending on office density and fixture complexity.
Determine base cost: add up Fair Work Award wages (approximately $28.25 per hour base for a Level 1 cleaner in 2026), superannuation at 11.5 percent, workers compensation insurance, public liability insurance, vehicle costs, cleaning supplies and administrative overhead. Industry rule of thumb: labour costs approximately 50 to 60 percent of total charge out in a properly structured Australian cleaning operation, supplies and insurance approximately 15 to 20 percent, and overhead plus profit 20 to 30 percent.
Factor in facility type: medical offices or high-traffic specialist spaces require strict sanitisation and TGA registered products, meaning these jobs should be priced 20 to 30 percent higher than standard corporate offices.
The Opening
The hardest part of running a commercial cleaning business is not the cleaning. It is knowing what to charge.
Undercharge and you are working for less than the cost of what you are delivering covering wages but not superannuation, covering your time but not your insurance, covering the drive but not the depreciation on your equipment. The business looks like it is working until the end of the financial year reveals it has been slowly losing money.
Overcharge and you lose the jobs you need to build the business, particularly in the early months when the client base is small and every contract matters.
The solution to both problems is the same: build your price from the actual cost up, not from what you think a client will accept down. A price built correctly from cost with a sustainable margin is one you can defend, one you can adjust as your costs change, and one that does not slowly erode your business viability as labour costs rise.
This guide covers every element of how to charge for office cleaning in Australia the three pricing models, the cost calculation method, how to account for the Fair Work Award, how to price specialist cleaning higher and how to structure contracts that clients accept and your business can sustain.
The Three Pricing Models for Office Cleaning in Australia
Model 1 — Per square metre pricing
Per square metre is the most transparent and scalable pricing model for commercial office cleaning in Australia. It allows you to quote consistently across different sized offices, explains clearly to clients what drives the price, and adjusts naturally when the client’s space changes.
Standard commercial office cleaning rates per square metre — Adelaide 2026:
| Office Profile | Rate per Sqm per Visit |
| Small office under 100 sqm, low complexity | $2.20 to $2.80 |
| Standard open plan office 100 to 300 sqm | $1.90 to $2.40 |
| Large open plan, high efficiency | $1.70 to $2.20 |
| Divided offices, high fixture complexity | $2.40 to $3.00 |
| Medical or compliance critical | $2.80 to $3.50 |
The US conversion for context:
The AI Overview cites US rates of $0.10 to $0.15 per square foot for standard recurring cleaning and higher for deep cleaning. Converting: $0.10 to $0.15 per square foot equals approximately $1.08 to $1.61 per square metre. Australian rates of $1.80 to $2.80 per square metre are higher because Fair Work Commission minimum wages in Australia are approximately double US federal minimum wage, and Australian insurance and superannuation costs have no US equivalent at the same mandatory level.
How to apply per square metre pricing:
Measure the total floor area of the office in square metres during your site assessment. Select the rate appropriate to the complexity of the space. Multiply to get the per-visit rate. Multiply by the monthly visits to get the monthly contract price.
Example:
200 sqm standard office, $2.20 per sqm = $440 per visit.
5 visits per week, approximately 22 visits per month.
$440 x 22 = $9,680 per month? No recheck.
This reveals the important limitation of per-sqm pricing used in isolation. The per-sqm rate is not intended to be multiplied directly by visits to produce a monthly rate. The per-sqm rate is a rate checker it tells you whether your per-visit price is in the right range per unit of floor area after you have calculated the price from your actual cost base.
The correct use: calculate the price from your labour cost and overhead (Section 3 below), then divide by the square meterage to confirm your effective per-sqm rate falls within the appropriate market range. If it does, the price is credible. If it sits outside the range, something in your cost calculation needs review.
Model 2 — Hourly rate pricing
Hourly rate is the simplest model and the most transparent for clients who want to understand what they are paying for. It works best for one-off cleaning, specialist scope items and smaller offices where total visit time is genuinely variable.
Commercial cleaning hourly rates — Australia 2026:
| Cleaning Type | Hourly Rate per Cleaner |
| Standard commercial office, business hours | $55 to $70 |
| After hours weekday cleaning | $65 to $85 |
| Weekend cleaning | $70 to $95 |
| Medical or compliance specialist cleaning | $70 to $90 |
| Deep cleaning or post-renovation | $75 to $100 |
The limitation of hourly billing for ongoing contracts:
When hourly billing is used for ongoing contracts, the invoice amount varies month to month based on how long each visit takes. This creates unpredictability for the client and incentive problems the client may feel the cleaner is working slowly to increase the bill, or the cleaner may feel pressure to rush and compromise quality to reduce the time.
Most established Adelaide commercial cleaning operations convert ongoing clients to fixed monthly contracts after the first one or two visits establish the actual time per visit. Hourly billing works for the quote and for one off bookings. Flat rate monthly contracts work better for ongoing commercial relationships.
Model 3 — Flat rate monthly contracts
The preferred model for ongoing commercial office cleaning. The client knows exactly what they pay each month. The cleaning company knows exactly what revenue each contract generates. Neither party has reason to dispute time.
Monthly flat rate construction:
Your per-visit price multiplied by the number of visits per month equals your monthly rate. The per-visit price comes from your cost calculation in Section 3.
Monthly flat rate ranges for Adelaide commercial offices 2026:
| Office Size | 3 Visits per Week | 5 Visits per Week |
| Small 50 to 100 sqm | $560 to $900 | $900 to $1,400 |
| Medium 100 to 200 sqm | $900 to $1,400 | $1,500 to $2,200 |
| Large 200 to 400 sqm | $1,400 to $2,200 | $2,400 to $3,800 |
| Very large 400 sqm plus | From $2,200 | From $3,800 |
How to Calculate Your Office Cleaning Rate from the Cost Up
The most important pricing principle in commercial cleaning: build from cost up, not from what you think the market will bear down.
Step 1 — Estimate labour time
Walk through the facility and calculate how long the job takes. This is the most important step and the one most commonly skipped. A quote based on a guess about time is a quote waiting to go wrong.
How to estimate cleaning time:
Use one of two methods: the time test or the productivity formula.
The time test: Bring your best cleaner to the site after hours and actually clean the office. Time it. Add 10 to 15 percent buffer for normal variation. This is the most accurate method and worth the investment for any contract above $500 per month.
The productivity formula: In Australian commercial cleaning, one labour hour typically covers 200 to 350 square metres of standard office area per hour. The AI Overview cites US productivity of 1,000 to 2,500 square feet per hour at 10.76 square feet per square metre, this converts to 93 to 232 square metres per hour. Australian rates are slightly higher due to less complex starting point assumptions.
Use the lower productivity figure for:
Divided offices with many enclosed rooms and doors. Offices with significant glass partitions requiring detail cleaning. Spaces with heavy furniture density. High fixture complexity (lots of shelving, decorative elements, equipment).
Use the higher productivity figure for:
Open plan offices with clear floor paths. Modern low-fixture layouts. Offices where furniture density is low and access is easy.
Add fixed time for shared spaces:
Each bathroom: add 15 to 22 minutes per visit.
Compact kitchen bench: add 15 to 20 minutes.
Full staff kitchen: add 25 to 40 minutes.
Example calculation:
180 sqm divided office at 225 sqm per hour productivity: 180 divided by 225 = 0.8 hours (48 minutes) floor and surface cleaning.
2 bathrooms at 18 minutes each: 36 minutes.
Full kitchen: 32 minutes.
Total estimated time per visit: 116 minutes (approximately 1.9 hours).
Step 2 — Calculate your full cost base
This is where most new cleaning businesses undercharge. They calculate labour cost but miss superannuation, miss insurance, miss vehicle costs and undercount administrative overhead.
Full cost breakdown per labour hour for an Adelaide commercial cleaning operation in 2026:
Direct labour:
Fair Work Commission Cleaning Services Award MA000022 base rate for a Level 1 commercial cleaner: approximately $28.25 per hour.
Superannuation at 11.5 percent: $3.25 per hour.
Total direct labour cost: approximately $31.50 per hour.
Evening weekday penalty rate at 125 percent: $31.50 x 1.25 = $39.38 per hour total direct labour cost for after hours cleaning.
Indirect costs per labour hour:
Workers compensation insurance: $2.50 to $4.00 per labour hour depending on SA WorkCover classification.
Public liability insurance: $1.50 to $2.50 per labour hour when annual premium is divided by total annual labour hours.
Vehicle cost (fuel, depreciation, registration, insurance): $3.00 to $6.00 per labour hour depending on fleet size and route efficiency.
Equipment depreciation (vacuums, mops, trolleys, extraction machines): $1.50 to $2.50 per labour hour.
Cleaning supplies (products, cloths, liners): $1.50 to $3.00 per labour hour for standard commercial work. $3.00 to $6.00 per labour hour for medical cleaning with TGA products and single use cloths.
Overhead allocation per labour hour:
Administration, accounting, scheduling, invoicing: $2.50 to $5.00 per labour hour.
Sales and quoting time: $1.00 to $2.00 per labour hour.
Management and supervision: $2.00 to $4.00 per labour hour.
Training and compliance: $1.00 to $2.00 per labour hour.
Total fully loaded cost per labour hour (standard commercial, standard hours):
Direct labour: $31.50
Indirect costs: $10.00 to $18.00
Overhead: $6.50 to $13.00
Total: approximately $48.00 to $62.50 per labour hour before margin.
Note on the AI Overview’s cost allocation:
The AI Overview cites labour as approximately 70 percent of cost, supplies and insurance at 10 percent, overhead and profit at 20 percent. In Australian commercial cleaning in 2026, the labour proportion is typically lower as a percentage approximately 50 to 60 percent because Australian insurance, superannuation and Workers Compensation costs are proportionally higher than US equivalents. Do not use US percentages to build an Australian cleaning business cost model.
Step 3 — Apply your business margin
A sustainable commercial cleaning business in Australia operates at 15 to 25 percent net margin after all costs.
At the lower end (15 percent margin): charge out rate = fully loaded cost divided by 0.85.
At the upper end (25 percent margin): charge out rate = fully loaded cost divided by 0.75.
For the example fully loaded cost of $55 per labour hour:
At 15 percent margin: $55 divided by 0.85 = $64.70 per hour charge out.
At 25 percent margin: $55 divided by 0.75 = $73.33 per hour charge out.
This confirms the market rate range: $65 to $75 per hour for standard commercial cleaning in Adelaide is a correctly structured price, not an arbitrary market figure. It reflects the actual cost structure of a compliant, insured Australian cleaning operation with a sustainable margin.
Step 4 — Calculate the per-visit and monthly price
From Step 1: the job takes approximately 1.9 hours per visit.
From Step 3: your charge out rate is $68 per hour (within the $65 to $75 range).
Per-visit price: 1.9 x $68 = $129.20. Round to $130 per visit.
If the office requires after hours cleaning at 125 percent penalty rate loading: recalculate the direct labour component at $39.38 per hour rather than $31.50, producing a total fully loaded cost of approximately $60 to $65 per hour and a charge out of approximately $70 to $87 per hour.
Per-visit price for after hours: 1.9 x $78 = $148.20. Round to $150 per visit.
Monthly rate for 5 visits per week (approximately 22 visits): $150 x 22 = $3,300 per month.
Cross check with per-sqm range: $150 per visit divided by 180 sqm = $0.83 per sqm per visit? This seems low recheck.
Ah this example is for a large 180 sqm space. Let me check: at $2.20 per sqm for a divided office of medium-high complexity, 180 sqm x $2.20 = $396 per visit. But the time calculation produced $150? There is a significant gap.
This illustrates an important point: either the productivity formula needs adjustment for this specific office, or the per-sqm rate is set incorrectly. In practice, this is why the site assessment time measurement method produces more accurate quotes than formula-based estimates for complex offices. For this 180 sqm divided office, revisiting the time measurement directly would either confirm that 1.9 hours is correct (and the per-sqm rate for this space should reflect the higher complexity) or reveal that the time estimate is too low.
Pricing Specialist and Medical Office Cleaning Higher
The AI Overview confirms that medical offices and high-traffic specialist spaces require pricing 20 to 30 percent above standard corporate offices. In Australia, the premium is justified by:
TGA ARTG registered product cost:
Standard commercial cleaning products cost $8 to $20 per litre. TGA registered hospital grade disinfectants cost $18 to $45 per litre. Across a full medical cleaning session, the product cost premium adds $8 to $20 per visit for a small medical clinic.
Single use cloth consumable cost:
Medical cleaning uses single use cloths per room bagged immediately after use. A small clinic using 8 to 12 single use cloths per visit adds $3 to $6 in consumable cost per visit above a standard commercial clean using washable microfibre.
Additional documentation time:
RACGP formatted cleaning records after every visit add 10 to 15 minutes of administrative time per visit. At $68 per hour charge out, 12 minutes of documentation time adds $13.60 per visit.
Police clearance administration:
National Police Check maintenance for all medical cleaning staff is amortised across contract hours.
How to apply the medical premium:
For an Adelaide GP clinic or medical centre, add 25 to 30 percent to the base commercial rate for the space.
Standard commercial rate for a 150 sqm office: approximately $95 to $120 per visit.
Medical premium of 25 percent: add $24 to $30.
Medical office cleaning rate for a 150 sqm clinic: approximately $120 to $150 per visit.
This is consistent with Ms Clean’s Adelaide medical cleaning rates of $2.50 to $3.50 per square metre per visit for standard medical cleaning scope.
One Off vs Ongoing Contract Pricing
The pricing structure for a one off clean should always be higher than the equivalent per-visit rate in an ongoing contract.
Why:
A one off cleaning job has the same travel cost, setup time, and equipment transportation cost as any other visit. But it cannot amortise the site learning investment the time spent understanding the specific property, its access requirements and its cleaning needs across future visits. Every one off job starts from zero.
An ongoing contract amortises all of these costs across 12 months of repeat visits. The cleaning team knows the property, the access, the alarm code, which surfaces need extra attention and how the client likes the result. The administrative overhead per visit is a fraction of what a one off job requires.
One off premium in Australian commercial cleaning:
30 to 50 percent above the equivalent contract per-visit rate is standard.
A 150 sqm Adelaide office with a contract per-visit rate of $110 should be quoted at $143 to $165 for a one off visit.
End of lease and post-renovation premiums:
End of lease commercial cleaning requires a return to original condition standard that is more intensive than maintenance cleaning. Add 40 to 60 percent above the maintenance rate for end of lease scope.
Post-renovation cleaning requires specific construction dust removal methods, potentially multiple passes and products suited to adhesive residue and paint marks. Quote on inspection for post-renovation work the condition of the space after construction work varies too much for a formula to be reliable.
How to Structure the Quote and Contract
A well-structured quote prevents the two most common disputes in commercial cleaning contracts: scope disputes (what was supposed to be included) and price disputes (why has the invoice changed).
The quote should specify:
Fixed price per visit or per month: Not an estimate. Not “approximately.” A specific number that appears on every invoice unless the scope formally changes.
Exact areas included: List of rooms and zones covered. Not “the office” every room, corridor, bathroom and kitchen that will be cleaned.
Task list for each area: What specifically is done in each room at each visit. Surfaces wiped, floors vacuumed and mopped, bins emptied and lined, bathroom fixtures disinfected, supplies restocked.
What is excluded: Carpet hot water extraction, window cleaning, high dusting, supply cost anything not in the standard scope should be explicitly excluded so the client knows to expect separate pricing for these services.
Frequency and schedule: Specific days per week or specific days of the week. Start time or window. How schedule changes are communicated and handled.
After hours access procedure: Key handover, alarm management, building security protocol.
Periodic services: If carpet cleaning, window cleaning or high dusting will be added as periodic services, specify the frequency and pricing in the initial contract rather than quoting separately at the time.
Insurance: Public liability coverage amount. Certificate of currency available on request.
Scope change procedure: How additions or reductions to scope are formally agreed and how the invoice adjusts.
Quality management: What the client should do if a visit falls short of the agreed standard. Response time and resolution process.
The contract should also specify:
Minimum contract term: Most Adelaide commercial cleaning contracts run 12 months with a 30 day written notice clause for early termination. Month-to-month contracts are possible but are typically priced higher to account for the scheduling uncertainty.
Annual price review mechanism: Fair Work Award rate increases occur annually. Building a CPI or Award increase mechanism into the contract prevents the annual price conversation from being a negotiation it is an agreed process.
Common Pricing Mistakes in Commercial Office Cleaning
Mistake 1: Not including the after hours loading
Evening weekday cleaning under the Cleaning Services Award MA000022 attracts 125 percent of the base rate. Not including this loading in your price means you pay the penalty rate from your margin. A $68 per hour standard rate job quoted without the after hours loading becomes a $39.38 direct labour cost job that your other cost components cannot cover sustainably.
Mistake 2: Not including superannuation
New cleaning businesses frequently calculate their wage cost at the hourly base rate and forget to add the 11.5 percent superannuation contribution. At $28.25 per hour base, missing the 11.5 percent superannuation means undercosting by $3.25 per labour hour approximately $2,500 to $4,500 per year on a single medium-sized contract.
Mistake 3: Pricing from the market down rather than cost up
“What will the market pay” is a dangerous starting point. A cleaning company that prices at what it thinks clients will accept without first confirming that the price covers costs with a sustainable margin is building a business on an unstable foundation. Price from cost up, then validate against market rates.
Mistake 4: Not reassessing quotes when scope changes
A client adds a second bathroom, takes on additional floor space or changes from three visits to five per week. Without a formal scope change process, these changes often get absorbed into the existing price eroding margin visit by visit.
Mistake 5: Underpricing the first contract to win the job
New commercial cleaning businesses often quote below cost to win their first contracts. The problem: once the client is paying $X per month, increasing to a sustainable price is a negotiation that many do not survive. Price correctly from the first quote.
Site Assessment: The Non-Negotiable Before Any Commercial Quote
No accurate commercial cleaning quote exists without a site assessment. Any cleaning company that quotes from a floor area description alone without seeing the space, counting the bathrooms, assessing the kitchen, noting the access requirements is either guessing or setting up a scope dispute.
What a commercial cleaning site assessment covers:
Total floor area measured in square metres.
Room count and configuration — number of enclosed offices, open plan areas, meeting rooms.
Bathroom count and configuration — single or multiple stall, level of use.
Kitchen type — compact bench or full commercial kitchen.
Access requirements — building security, alarm management, parking.
Current condition — is a remediation deep clean needed before maintenance begins?
Client expectations — what does “clean” mean to this specific client and their specific business context?
Time investment:
A site assessment for a small Adelaide office takes 20 to 30 minutes. For a large corporate office, 45 to 60 minutes. This time investment is unrecovered if the quote does not convert. But a quote without a site assessment converts at a lower rate than one that does because the client can see that you understand the specific scope and have not guessed.
Actionable Takeaways
To calculate your office cleaning rate for any Adelaide commercial quote:
Step 1: Walk the site and time the clean using your best estimate.
Step 2: Multiply labour hours by the fully loaded hourly cost: approximately $48 to $62 for standard business hours work, $55 to $70 for after hours.
Step 3: Add product and consumable cost for the visit.
Step 4: Apply a 15 to 25 percent margin.
Step 5: Cross check the resulting per-visit price against the per-sqm range for the space type.
Step 6: Build a flat monthly rate for ongoing contracts by multiplying the per-visit price by the monthly visits.
Step 7: Add 20 to 30 percent for medical or specialist cleaning scope.
FAQs — How to Charge for Office Cleaning
Q1. How do you charge for office cleaning in Australia?
Use one of three models: per square metre ($1.80 to $2.80 per sqm per visit for standard office cleaning), hourly rate ($55 to $75 per hour per cleaner for standard work), or flat monthly contract ($560 to $3,800 per month depending on size and frequency). For ongoing commercial relationships, flat monthly contracts are preferred by both clients and cleaning companies because they provide budget predictability and eliminate time-based invoice disputes. Build your price from the actual cost base Fair Work Award wages, superannuation, insurance, overhead rather than from what you think the market will accept.
Q2. What is the minimum sustainable hourly rate for office cleaning in Australia?
The minimum sustainable charge out rate for a fully Fair Work Award compliant, insured Australian commercial cleaning operation is approximately $52 to $55 per hour for standard business hours work. This floor reflects Fair Work Commission Cleaning Services Award MA000022 base wages plus 11.5 percent superannuation, workers compensation, public liability insurance, vehicle costs, equipment and administration overhead. Any charge out rate below $50 per hour cannot sustainably cover all of these costs at current 2026 Award rates.
Q3. How do I price an office cleaning job from scratch?
Walk through the office and measure the floor area. Time a complete clean or use the productivity formula (200 to 350 sqm per labour hour for standard work). Add fixed time for shared spaces (15 to 22 minutes per bathroom, 15 to 40 minutes per kitchen depending on type). Calculate total labour hours per visit. Multiply by your fully loaded hourly cost (approximately $48 to $62 per hour). Add supplies and consumable cost. Apply a 15 to 25 percent margin. The result is your per-visit price. Cross check against the per-sqm market range to confirm it is credible.
Q4. Should I charge more for after hours office cleaning in Australia?
Yes. The Fair Work Commission Cleaning Services Award MA000022 requires evening weekday penalty rates of 125 percent of the base rate for work after 6pm, and higher rates for weekend work. After hours cleaning must be priced to cover these mandatory loadings not absorbed from your margin. A standard office cleaning job quoted without the after hours loading is underpriced for any contract where cleaning happens after 6pm, which is most commercial office cleaning contracts in Adelaide.
Q5. How much more should medical office cleaning cost than standard commercial cleaning?
Price medical office cleaning 20 to 30 percent above your standard commercial rate for equivalent floor area. The premium reflects: TGA ARTG registered hospital grade disinfectant cost (significantly higher than standard commercial cleaning products), single use cloth consumables per room rather than washable cloths, infection control training overhead, police clearance administration and RACGP documentation production time after every visit. For an Adelaide GP clinic where you would charge $100 per visit for an equivalent standard commercial space, the medical cleaning rate should be $120 to $130 per visit.
Q6. Should I charge the same for a one off clean as for a regular contract?
No. One off cleaning should be priced 30 to 50 percent above your equivalent contract per-visit rate. A one off job cannot amortise the site learning investment, scheduling overhead and administrative cost across future visits the way a 12 month contract does. For end of lease commercial cleaning, add 40 to 60 percent above the standard rate because the scope (return to original condition) is more intensive than maintenance cleaning. Post-renovation cleaning should be quoted on inspection because construction soiling varies too much for formula-based pricing.
Q7. How do I make sure my office cleaning quotes convert without underpricing?
Three things increase quote conversion without reducing your price: conduct a genuine site assessment before every quote so the client sees that you understand the specific scope; present a detailed, specific written quote specifying exactly what is included and excluded (vague quotes are rejected, specific quotes build confidence); and explain what the price covers Fair Work compliant wages, $20 million public liability insurance, police cleared staff, commercial office cleaning adelaide grade equipment and products. A client who understands what the price includes is less likely to choose a cheaper competitor who is not including all of these elements.
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