What’s Included in Office Cleaning?

Standard tasks, deep cleaning services, equipment, chemicals, consumables, and contract specification

What Office Cleaning Contracts Include

Office cleaning contracts include regular maintenance tasks performed daily or weekly (floor vacuuming and mopping, waste collection, bathroom disinfection, kitchen sanitation, high-touch surface disinfection, and general surface dusting), periodic deep cleaning services scheduled monthly to annually (carpet extraction, floor strip-and-seal, high-level dusting, comprehensive window cleaning), all equipment and chemicals required to perform these tasks, and a detailed cleaning checklist that specifies exactly which surfaces will be cleaned, at what frequency, and to what standard.

The contract distinguishes between services included in the base rate and additional services charged separately. Regular cleaning maintains baseline hygiene between deep clean cycles. Deep cleaning addresses accumulated contamination in areas that cannot be efficiently serviced during daily visits. The cleaning company supplies all professional equipment and commercial-grade chemicals. The client typically supplies consumables including toilet paper, hand soap, paper towels, and bin liners unless the contract specifies otherwise.

Every office cleaning contract should attach a detailed task checklist because this checklist defines performance expectations and creates accountability. Ambiguity about which tasks are included is the primary source of disputes between clients and cleaning providers. Contracts without attached checklists leave scope undefined and create misaligned expectations.

Regular Office Cleaning: Daily and Weekly Tasks

Regular cleaning maintains occupied office environments in a clean, hygienic, and presentable condition suitable for daily business operations. The task list varies by office size, occupancy density, and industry requirements, but standard office cleaning contracts consistently include these core categories.

Floor Care: Carpets and Hard Surfaces

Floor cleaning consumes 40 to 60 percent of total cleaning time in typical offices because floor area exceeds all other cleanable surface area combined. Carpeted zones receive daily or weekly vacuuming using commercial upright vacuums or backpack models achieving suction power of 90 to 120 cubic feet per minute (CFM). HEPA-filter vacuums are specified for medical offices and environments where airborne particle control is critical because HEPA filtration captures 99.97 percent of particles at 0.3 microns including dust mite allergens, mould spores, and bacteria.

Vacuuming follows a systematic pattern covering workstation areas, under desks where accessible without moving equipment, corridors, reception zones, and meeting rooms. High-traffic areas including building entrances and circulation paths accumulate soil most rapidly and receive daily attention even in offices cleaned weekly overall. Entrance matting systems capture 80 percent of tracked soil if properly maintained through daily vacuuming or mechanical agitation.

Hard floor surfaces including vinyl composite tile (VCT), porcelain tile, polished concrete, and timber receive sweeping or dust mopping to remove loose debris, followed by wet mopping using pH-neutral floor cleaner at dilution rates specified on the product Safety Data Sheet (typically 1:128 to 1:256 for neutral cleaners). The cleaning company uses commercial mop bucket systems with separate clean solution and wringer buckets to prevent cross-contamination of clean solution with dirty water.

Spot-cleaning addresses visible stains, spills, and marks on both carpets and hard floors using appropriate spot removers. Carpet spot removers target common office soils including coffee, soft drink, ink, and food. Hard floor spot removers target scuff marks, chewing gum, and adhesive residue. Timely spot treatment prevents stains from becoming permanent and eliminates the need for more intensive intervention.

Waste Management: Collection, Segregation, and Disposal

Waste collection is performed systematically through the office, emptying all desk-side bins, meeting room bins, kitchen waste and recycling bins, and bathroom bins. Each bin receives inspection for liquid spillage or contamination that would soil the bin interior. Contaminated bins are wiped clean before relining. Bins are relined with appropriate bin liners sized to the bin capacity.

Waste segregation follows the client’s waste management policy and local council requirements. Standard segregation includes general waste (landfill), commingled recycling (paper, cardboard, plastic, glass, metal), and where applicable, organic waste (food scraps for composting) and confidential document destruction. Some offices implement advanced segregation including soft plastics, e-waste, batteries, and fluorescent tubes under the Product Stewardship Act 2011 and state container deposit schemes.

Full waste bags are tied securely, removed to the cleaning cart, and transported to designated waste collection points. Cleaners report overflowing bins, damaged bin liners, or unusual waste items (hazardous materials, sharps, excessive quantities) to their supervisor for appropriate handling. Proper waste management prevents odor accumulation, pest attraction, and hygiene deterioration.

Bathroom Sanitation: Toilets, Sinks, and Fixtures

Bathroom cleaning is the highest hygiene-priority task in office cleaning because bathrooms concentrate pathogen transmission risk and directly affect occupant health. Professional bathroom cleaning follows a strict sequence using colour-coded equipment to prevent cross-contamination under the AS/NZS 4146:2000 standard for colour-coded cleaning systems.

Toilets, urinals, and bidets are cleaned using toilet bowl cleaner containing hydrochloric acid (typically 9 to 10 percent concentration) or alternative acidic formulations that dissolve mineral deposits, limescale, and organic staining. The cleaner applies product, allows dwell time of 30 seconds to 2 minutes as specified on the product label, scrubs using a dedicated toilet brush coded red under the colour system, then flushes. External toilet surfaces including the seat, lid, base, and flush button are disinfected using bathroom disinfectant on red-coded cloths.

Sinks, taps, and countertops are cleaned using yellow-coded cloths and bathroom cleaner or all-purpose cleaner, followed by disinfection using a TGA-listed disinfectant at validated concentration and contact time. Common bathroom disinfectants include quaternary ammonium compounds (QACs) at 200 to 400 parts per million (ppm), sodium hypochlorite (bleach) at 500 to 1000 ppm, or hydrogen peroxide at 0.5 to 3 percent. The disinfectant must remain wet on the surface for the required dwell time — typically 30 seconds to 10 minutes depending on product formulation — to achieve the kill claims stated on the TGA registration.

Mirrors are cleaned using streak-free glass cleaner and microfibre cloths. Bathroom floors are swept to remove hair and debris, then mopped using disinfectant solution on red-coded mop heads. High-touch bathroom surfaces including door handles, light switches, toilet paper dispensers, hand dryer buttons, and soap dispensers are disinfected daily to interrupt contact transmission of gastrointestinal and respiratory pathogens.

Sanitary disposal units are emptied and the exterior surfaces wiped. Toilet paper, paper towels, and hand soap are restocked if the client supplies consumables or if consumables are included in the cleaning contract. The cleaner conducts a final visual inspection confirming that all tasks are complete and that the bathroom is ready for occupant use.

Kitchen and Break Room Maintenance

Kitchen cleaning addresses food contamination risk, odor control, and presentation. Benchtops and backsplashes are wiped using degreasing cleaner or all-purpose cleaner appropriate for food contact surfaces. The cleaner scrubs to remove bonded food residue, coffee stains, and grease buildup. Food contact surfaces must be rinsed after cleaning to remove detergent residue that could contaminate food.

Sinks are cleaned using abrasive cream cleaner or all-purpose cleaner and scrubbed to remove staining and limescale. Taps and fixtures are polished to remove water spots. External surfaces of microwaves, refrigerators, dishwashers, coffee machines, kettles, and toasters are wiped using damp microfibre cloths. Cleaners do not operate appliances or move items inside refrigerators unless specifically contracted to perform internal appliance cleaning.

Kitchen floors accumulate grease, spilled liquids, and food debris more rapidly than other office areas. Floors are swept or vacuumed daily, then mopped using floor cleaner or degreaser appropriate for the floor type. Vinyl and tile floors tolerate alkaline degreasers that cut through kitchen soils. Timber floors require pH-neutral cleaners to prevent damage to surface finishes.

Tables and chairs in break rooms are wiped to remove crumbs, spills, and surface contamination. Waste and recycling bins are emptied daily. Cupboard doors, handles, and external surfaces are wiped weekly to remove fingerprints and grease transfer. Internal cupboard cleaning is typically a periodic deep cleaning task rather than daily maintenance.

Workstation and Desk Surface Cleaning

Workstation cleaning respects employee privacy and property while maintaining hygiene. Cleaners empty and reline desk-side waste bins at each workstation, straighten chairs that have been left askew, and wipe desk surfaces using microfibre cloths dampened with all-purpose cleaner. The cleaner works around personal items, documents, and equipment without moving, organizing, or reading them.

Desk phones, keyboards, and computer mice are cleaned using germicidal wipes if specified in the contract. Pre-saturated germicidal wipes containing quaternary ammonium compounds or alcohol (60 to 70 percent ethanol or isopropanol) at validated concentrations are applied to the surface and allowed to air dry, achieving contact time without liquid damage to electronics. Some contracts exclude IT equipment cleaning due to liability concerns about liquid damage or data security.

Monitors are dusted using dry microfibre cloths unless the contract specifies screen cleaning using monitor-safe cleaners. Cleaners do not move documents, open desk drawers, access locked storage, or handle confidential materials. Maintaining client confidentiality is a core professional obligation and a contractual requirement in most office cleaning agreements.

Meeting Rooms and Common Area Presentation

Meeting rooms are cleaned daily or between bookings in high-use offices. Tables are wiped using all-purpose cleaner to remove fingerprints, coffee rings, and surface marks. Chairs are straightened and positioned uniformly. Whiteboards are cleaned using whiteboard cleaner or isopropyl alcohol to remove dry-erase marker residue and ghosting. Cleaners do not erase boards that display content unless instructed by building management.

Glass partitions and internal glass doors accumulate fingerprints and require daily cleaning using streak-free glass cleaner and microfibre cloths or squeegees. The cleaner sprays product, wipes in vertical or horizontal overlapping strokes, then buffs with a dry cloth to eliminate streaks. Shared equipment including projector remotes, conference phones, and HDMI cables are wiped using germicidal products to reduce contact transmission between meeting participants.

Reception areas receive heightened attention because they form first impressions for visitors and clients. Reception desks, counters, and display surfaces are wiped daily. Floors in reception zones are vacuumed or mopped daily regardless of overall office cleaning frequency. Magazines, brochures, and display materials are straightened without organizing or discarding items unless the client provides specific instructions.

High-Touch Surface Disinfection

High-touch surfaces are the primary vectors for pathogen transmission in shared office environments. These surfaces are contacted hundreds or thousands of times daily by multiple occupants, facilitating the spread of respiratory viruses including influenza and SARS-CoV-2, gastrointestinal pathogens including norovirus, and bacterial infections including Staphylococcus aureus. Daily disinfection of high-touch surfaces using TGA-listed disinfectants at validated contact times is the single most effective infection control measure in office cleaning programs.

The high-touch category includes door handles and push plates, light switches and dimmers, handrails on staircases and ramps, lift call buttons (both external hall buttons and internal car buttons where building access permits), shared keyboards and telephones, water cooler taps and dispensers, coffee machine touchpoints and buttons, payment terminals and EFTPOS machines in offices with retail components, and meeting room equipment including projector remotes, conference phones, and whiteboards.

Disinfectants must be applied at the concentration and contact time specified on the product label and TGA registration. Under-concentration or insufficient contact time renders the disinfection ineffective because the active ingredient does not remain on the surface long enough to kill target organisms. The cleaner applies sufficient product volume to keep the surface visibly wet for the full dwell time, then allows the surface to air dry or wipes after the contact period has elapsed.

General Dusting and Horizontal Surfaces

Dusting removes accumulated particles from horizontal and vertical surfaces using microfibre cloths that trap dust through electrostatic charge rather than redistributing it as traditional feather dusters do. Horizontal surfaces including shelving, window sills, filing cabinets, credenzas, and picture ledges are wiped weekly or fortnightly depending on office dust accumulation rates.

High-level surfaces including ceiling vents, light fixtures, tops of partitions, and tops of cabinets accumulate dust but are not visible at eye level. These surfaces are addressed during periodic deep cleaning rather than daily or weekly maintenance because accessing them requires extension poles, small ladders, or elevated platforms that slow productivity and create safety risks if performed daily.

Cleaners dust around personal items, photographs, and decorative objects without moving or handling them. Items requiring careful handling (awards, certificates, fragile objects) are typically excluded from dusting scope unless the client provides specific handling instructions. Cobwebs are removed from corners, light fixtures, and ceiling-wall junctions using extension dusters or vacuum attachments.

Deep Cleaning Services: Periodic Intensive Tasks

Deep cleaning addresses accumulated contamination, wear, and deterioration that regular maintenance cannot efficiently service. These tasks require specialist equipment, extended time, and in some cases chemically intensive processes that cannot be performed daily without disrupting office operations. Deep cleaning is scheduled monthly, quarterly, or annually depending on the specific task and office conditions.

Carpet Deep Extraction (Hot Water Extraction)

Carpet deep extraction removes embedded soil, allergens, bacteria, and odors from carpet pile using hot water extraction equipment commonly called steam cleaning. The process begins with dry vacuuming to remove loose surface soil. Pre-treatment solution containing surfactants and soil emulsifiers is applied to high-traffic areas and heavily soiled zones, allowed to dwell for 5 to 15 minutes to break down bonded soil.

Hot water at 60 to 80 degrees Celsius is then injected into the carpet pile under pressure (typically 100 to 500 PSI depending on equipment type) simultaneously with cleaning solution containing detergents and optical brighteners. Immediately upon injection, the extraction wand vacuums the water, dissolved soil, and cleaning solution out of the carpet using high-suction equipment (typical suction of 90 to 150 inches of water lift).

Truck-mounted extraction units deliver superior performance compared to portable machines because they generate higher water temperature (approaching 95 degrees Celsius at the truck unit before cooling in hoses), higher injection pressure, and higher vacuum suction. Portable extraction machines are used where truck-mounted units cannot access the premises due to distance from vehicle access points exceeding hose reach (typically 60 to 100 meters maximum).

The Carpet and Rug Institute recommends commercial carpets receive hot water extraction every 3 to 6 months in high-traffic areas and annually in low-traffic areas. More frequent extraction prevents soil from becoming permanently bonded to carpet fibers, extends carpet life by 40 to 60 percent according to CRI research, and maintains appearance and hygiene standards. Carpets require 6 to 24 hours drying time depending on humidity, airflow, and extraction technique.

Floor Stripping, Sealing, and Polishing

Hard floors with protective coatings (VCT, linoleum, some porcelain tiles) require periodic stripping and resealing to maintain appearance and surface protection. Over time, floor finish accumulates soil, becomes scratched and dulled by abrasive particles in foot traffic, and develops black heel marks and embedded contamination that cannot be removed by routine mopping.

The stripping process uses alkaline stripper solution (typically pH 12 to 13.5) applied to the floor at high concentration. The stripper is agitated using floor machines equipped with stripping pads (typically black or brown pads, the most aggressive in the floor pad color system). The chemical action breaks the bond between old floor sealer and the substrate. The resulting slurry is vacuumed up using wet-dry vacuums or automatic floor scrubbers. The floor is then rinsed multiple times with clean water to remove all stripper residue.

Once completely dry (typically 2 to 4 hours with adequate ventilation), new floor sealer or finish is applied in 2 to 5 thin coats depending on the desired gloss level and traffic resistance required. Each coat must dry before the next application. After the final coat has fully cured (typically 8 to 24 hours), the floor may be buffed using high-speed burnishers (1,500 to 3,000 RPM) with polishing pads to develop maximum gloss.

Commercial offices typically strip and reseal floors annually or biennially depending on traffic volume. High-traffic reception areas and corridors may require more frequent service. Between strip-and-seal cycles, floors can be maintained using interim restoration techniques including spray buffing and recoating without full stripping.

High-Level Dusting and Vent Cleaning

High-level dusting addresses ceiling-mounted fixtures, HVAC supply and return vents, tops of partitions and cabinets, and other surfaces above standard reach height (typically above 2 meters). These areas accumulate dust, cobwebs, and airborne particles that degrade indoor air quality and visible presentation but are not accessible during daily cleaning without extension equipment.

Professional cleaners use telescopic extension poles reaching 3 to 6 meters fitted with microfibre dusters, vacuum attachments, or specialized vent brushes. HVAC vents are particularly important because dust accumulation on supply grilles restricts airflow, reduces HVAC efficiency, and redistributes collected dust into the occupied space when the system operates. Regular vent cleaning improves air quality and reduces energy consumption by maintaining designed airflow rates.

High-level dusting is typically scheduled quarterly or biannually. More frequent service is required in environments with elevated dust generation (construction nearby, industrial operations, high vehicle traffic) or where occupants have respiratory sensitivities requiring enhanced indoor air quality management.

Internal and External Window Cleaning

Window cleaning maintains natural light transmission, visual clarity, and external building presentation. Internal window cleaning (inside glazing) is often included in regular cleaning contracts or performed monthly during deep cleaning visits. External window cleaning requires specialist equipment and is typically contracted separately, particularly for multi-storey buildings.

Internal cleaning uses streak-free glass cleaner formulations (typically alcohol-based or ammonia-based) applied with spray bottles, wiped with microfibre cloths or squeegees, then buffed dry to eliminate streaks and water marks. Window frames, sills, and tracks are wiped to remove dust and insect debris.

External window cleaning for ground-floor windows uses similar techniques with extended reach tools. Multi-storey external cleaning requires water-fed pole systems (purified water pumped through telescopic poles reaching up to 20 meters), abseiling equipment where the building design permits rope access, or elevated work platforms (EWPs) and scissor lifts. These methods require specialized training, safety equipment, and insurance coverage exceeding standard office cleaning requirements.

External window cleaning frequency depends on environmental conditions. Urban CBD locations with high vehicle emissions require quarterly service. Suburban offices with less pollution may require biannual service. Coastal locations require more frequent service due to salt spray contamination.

Upholstery and Fabric Cleaning

Office chairs, reception sofas, fabric partitions, and acoustic panels accumulate body oils, dust, allergens, and staining from daily contact. Professional fabric cleaning uses hot water extraction similar to carpet cleaning, applying pre-treatment solution, injecting hot water and cleaning solution, then extracting the dissolved soil and moisture using high-suction equipment.

Fabric type determines cleaning method. Synthetic fabrics (polyester, nylon, polypropylene) coded W (water-based cleaning) or WS (water or solvent cleaning) tolerate hot water extraction. Natural fabrics (wool, cotton, linen) require lower moisture levels to prevent shrinkage and distortion. Fabrics coded S (solvent cleaning only) require dry cleaning methods using hydrocarbon solvents instead of water.

Manufacturers attach cleaning codes to upholstered furniture, typically on a tag under the seat cushion. Professional cleaners verify the cleaning code before proceeding to prevent damage. Improperly cleaned fabrics can shrink, develop water marks, lose color, or suffer permanent damage requiring replacement. Upholstery cleaning is typically scheduled annually or biennially for standard office furniture.

Equipment and Chemical Supply Responsibility

In professional office cleaning contracts, the cleaning company supplies all equipment and chemicals required to perform contracted services. This includes commercial vacuum cleaners (upright, backpack, or canister models with suction ranging from 90 to 150 CFM), HEPA-filter vacuum models for environments requiring particle filtration, commercial mop bucket systems with separate solution and wringer compartments, microfibre flat mop systems with color-coded mop heads (red for toilets, yellow for bathrooms, blue for general areas, green for kitchens), microfibre cloths in corresponding colors, spray bottles for chemical dispensing, and all cleaning chemicals including all-purpose cleaners, degreasers, disinfectants, toilet bowl cleaners, glass cleaners, and floor care products.

For large offices, the cleaning company may deploy walk-behind or ride-on floor scrubbers (auto-scrubbers) that simultaneously dispense cleaning solution, scrub using rotating brushes or pads, and vacuum the dirty solution in a single pass. These machines achieve productivity of 1,500 to 4,000 square metres per hour compared to 400 to 600 square metres per hour for manual mopping, justifying their cost in large facilities.

Specialist equipment for periodic services including truck-mounted carpet extractors, portable hot water extractors, floor stripping machines, high-speed burnishers (polishers), telescopic extension poles, and window cleaning water-fed pole systems are brought to site as required. These items are not permanently stored at client premises due to their cost and because they serve multiple clients.

The client typically supplies consumables unless the contract specifies otherwise. Consumables include toilet paper, paper towels, hand soap (liquid or foam), hand sanitizer, bin liners sized to office bins, dishwashing liquid, and surface antibacterial wipes for client use. Some contracts include consumables supply at an additional monthly fee (typically $50 to $500 per month depending on office size and occupancy) or at cost-plus markup (client pays invoice cost plus 10 to 20 percent handling fee).

Including consumables in cleaning contracts provides convenience and ensures continuous supply but may cost more than direct client purchasing. Clients with purchasing departments or preferred suppliers often exclude consumables from cleaning contracts and manage procurement internally.

Task Frequency: Matching Cleaning Intensity to Office Conditions

Cleaning frequency is determined by office occupancy density (employees per square metre), traffic volume, industry hygiene requirements, and client presentation standards. A high-occupancy office with 100 employees in 500 square metres (5 square metres per person) generates contamination more rapidly than a low-occupancy office with 20 employees in 500 square metres (25 square metres per person), requiring more frequent cleaning to maintain equivalent standards.

Task	Typical Frequency	Frequency Drivers
Vacuum carpets	Daily to weekly	Traffic volume, visible soil
Mop hard floors	Daily to weekly	Spills, foot traffic, contamination
Empty waste bins	Daily to weekly	Waste generation rate
Clean bathrooms	Daily	Pathogen transmission risk, odor
Clean kitchen	Daily to weekly	Food contamination risk
Disinfect high-touch surfaces	Daily (post-COVID)	Infection control
Dust surfaces	Weekly to fortnightly	Dust accumulation rate
Clean glass partitions	Weekly to monthly	Fingerprint visibility
Carpet extraction	Quarterly to biannual	Traffic, soil embedding
Strip/seal floors	Annual to biannual	Finish wear, appearance
High-level dusting	Quarterly to biannual	Dust accumulation, IAQ
External windows	Quarterly to biannual	Pollution, weather exposure

Medical offices, childcare facilities, and food service operations require daily bathroom and kitchen cleaning regardless of occupancy because regulatory standards mandate minimum hygiene levels. Standard commercial offices can often use weekly cleaning for low-traffic areas without hygiene compromise.

What’s Excluded Unless Separately Specified

Standard office cleaning contracts explicitly exclude certain tasks that require specialist skills, present liability risks, fall outside normal cleaning scope, or cannot be priced into routine hourly rates. These exclusions must be stated in the contract to prevent disputes. Common exclusions include washing dishes, cups, or personal items left in kitchen sinks (cleaners empty bins and wipe surfaces but do not perform kitchen hand duties); moving heavy furniture or equipment to clean underneath (light items like chairs may be moved, but desks, filing cabinets, and equipment remain in place unless the contract specifies furniture moving); cleaning personal items on desks including photographs, ornaments, awards, or documents (cleaners work around these items without touching them); external window cleaning for multi-storey buildings requiring specialist access equipment and additional insurance; pressure washing external areas, car parks, driveways, or building facades (requires different equipment and skills); cleaning inside personal storage including desk drawers, filing cabinets, lockers, or cupboards (privacy and security concerns); IT equipment internal cleaning including computer internals, server rooms, or data centers requiring specialist contamination control; pest control services (termites, rodents, cockroaches, ants); garden maintenance, grounds keeping, or landscaping; and cleaning following construction, renovation, or major events requiring post-construction cleaning techniques and equipment.

Clients requiring any excluded service should request a separate quote specifying the scope and obtaining pricing before work commences. Attempting to add excluded services to existing contracts without pricing agreement creates billing disputes and relationship strain.

Contract Customization for Specialized Environments

Every office has unique requirements based on industry sector, regulatory obligations, occupancy patterns, and operational priorities. Professional cleaning providers develop customized cleaning specifications through site assessment, client consultation, and documented scope definition. The resulting cleaning checklist becomes an enforceable contract attachment.

Healthcare-adjacent offices including medical centers, dental clinics, physiotherapy practices, and pathology collection centers require infection control cleaning using TGA-listed hospital-grade disinfectants, daily high-touch disinfection, and staff trained in healthcare cleaning protocols. These offices often specify particular disinfectant brands or active ingredients to maintain consistency with their broader infection control program.

Offices with commercial kitchens or food preparation areas require FSANZ-compliant cleaning and sanitization. Food contact surfaces must be cleaned, rinsed, then sanitized using heat (77 degrees Celsius for 30 seconds) or approved chemical sanitizers (chlorine at 50-200 ppm, QACs at 200-400 ppm) at validated concentrations. Food businesses are inspected by Environmental Health Officers who verify cleaning procedures, chemical concentrations using test strips, and record-keeping practices.

Buildings pursuing or maintaining Green Building Council of Australia (GBCA) Green Star certification require cleaning products certified by Good Environmental Choice Australia (GECA) or meeting equivalent environmental standards. Green Star Indoor Environment Quality credits specifically assess cleaning products, methods, and indoor air quality impacts. Contracts must specify GECA certification and prohibit products containing harmful VOCs, phosphates, or toxic ingredients.

Financial services offices, legal practices, and government buildings with classified information require police-checked cleaning staff under the Australian Government Security Vetting Agency framework or equivalent state systems. These contracts include confidentiality clauses, restrictions on document handling, secure waste disposal requirements for confidential materials, and sometimes escort requirements where cleaners cannot work alone in sensitive areas.

Research facilities, laboratories, and clean rooms require specialized protocols beyond standard office cleaning including gowning procedures, particle count verification, validated cleaning agents compatible with processes, and sometimes certification to ISO 14644 cleanroom standards. These environments require specialist cleaning companies with relevant experience and certification.

Summary: Defining What’s Included Prevents Disputes

Office cleaning contracts include regular maintenance tasks (floor care, waste management, bathroom sanitation, kitchen cleaning, workstation cleaning, high-touch disinfection, surface dusting) performed daily or weekly, and periodic deep cleaning services (carpet extraction, floor strip-and-seal, high-level dusting, window cleaning, upholstery cleaning) scheduled monthly to annually. The cleaning company supplies all equipment and chemicals. The client typically supplies consumables unless otherwise contracted.

Every cleaning contract must attach a detailed cleaning checklist specifying which surfaces will be cleaned, at what frequency, and to what standard. This checklist creates accountability and prevents ambiguity. Tasks not listed in the checklist should be assumed excluded unless explicitly discussed. Common exclusions include dish washing, furniture moving, personal item cleaning, external high-rise window cleaning, pressure washing, internal storage cleaning, IT equipment internal cleaning, pest control, and post-construction cleaning.

Contracts are customized for specialized environments including healthcare offices requiring infection control, food service areas requiring FSANZ compliance, Green Star buildings requiring GECA-certified products, secure facilities requiring police-checked staff, and laboratories requiring specialized protocols. The specification process aligns cleaning services with regulatory obligations, operational requirements, and budget constraints while creating clear performance expectations for both parties.

This guide is provided for informational purposes. Specific contract terms vary by provider, office type, and location. Consult professional cleaning companies for detailed proposals and verify that proposed scope matches your specific requirements.