How Much Is It to Clean an Office Space?

Total costs, calculation methods, cost drivers, estimation tools, and value assessment for Australian commercial cleaning

Office Cleaning Costs in Australia

Office cleaning costs $200 to $5,000+ per month in Australia depending on office floor area measured in square metres, cleaning frequency (daily, weekly, fortnightly), service scope (regular maintenance vs deep cleaning), geographic location (Sydney CBD vs regional centres), service delivery time (business hours vs after-hours with Cleaning Services Award 2020 penalty rates), and consumables inclusion. Small offices under 100 square metres cost $200 to $600 per month. Medium offices 100 to 500 square metres cost $600 to $2,000 per month. Large offices exceeding 500 square metres cost $2,000 to $5,000+ per month.

These figures represent contracted monthly fees for regular scheduled cleaning including floor care (vacuuming and mopping), waste management (bin emptying), bathroom sanitation, kitchen maintenance, surface wiping, and basic dusting. One-off deep cleaning services including carpet hot water extraction, hard floor stripping and resealing, high-level dusting, and external window cleaning are quoted separately because they require specialist equipment (truck-mounted extractors, high-speed burnishers, water-fed pole systems) and extended time beyond routine maintenance scope.

The cost differential between small and large offices reflects economies of scale in cleaning productivity. A 1,000-square-metre open-plan office achieves approximately 10 square metres per minute vacuuming productivity when using commercial equipment rated at 1,200+ watts. This translates to 100 minutes total cleaning time (approximately 1.7 hours), yielding per-square-metre costs at the lower end of the pricing range. In contrast, five separate 200-square-metre offices require the same total cleaning time but incur travel costs between sites, duplicate equipment setup at each location, and proportionally higher administrative overhead managing five separate service agreements instead of one consolidated contract.

Office Size	Monthly Cost	Weekly Cost	Per-Visit Time	Hourly Equivalent
50–100m²	$200–$600	$50–$150	1–3 hours	$40–$50/hour
100–300m²	$600–$1,200	$150–$300	3–6 hours	$38–$48/hour
300–500m²	$1,200–$2,000	$300–$500	6–11 hours	$36–$45/hour
500–1000m²	$2,000–$4,000	$500–$1,000	11–22 hours	$35–$42/hour
1000m²+	$4,000+	$1,000+	22+ hours	$32–$40/hour

Three Cost Calculation Methods

Commercial cleaning companies in Australia use three primary pricing models, each with distinct advantages for different office sizes and contract types.

Per-Square-Metre Pricing

Per-square-metre pricing charges a fixed rate multiplied by cleanable floor area and cleaning frequency. Rates range from $0.40 to $2.50 per square metre per clean depending on service intensity. Light cleaning (waste removal, vacuuming, basic surface wiping) costs $0.40 to $0.80 per square metre. Standard cleaning (the above plus bathroom sanitation, kitchen cleaning, mopping, high-touch disinfection) costs $0.80 to $1.50 per square metre. Intensive cleaning (the above plus detailed surface work, glass partition cleaning, equipment sanitation) costs $1.50 to $2.50 per square metre.

For example, a 200-square-metre office receiving weekly standard cleaning at $1.00 per square metre costs $200 per visit. At four visits per month, the monthly cost is $800. At a discounted rate of $0.80 per square metre (achievable with long-term contracts), the same office costs $160 per visit or $640 per month.

This pricing structure provides cost predictability and scales linearly with floor area, making it the preferred model for facility managers overseeing portfolios of multiple buildings. The Building Service Contractors Association of Australia (BSCAA) publishes indicative per-square-metre rates by premises type and service level, providing market benchmarks for contract negotiation.

Per-square-metre pricing requires accurate floor area measurement excluding non-cleanable spaces (server rooms, secure storage, plant rooms). Building managers can reference strata plans, architectural floor plans, or commission professional quantity surveyors to measure cleanable area where precise pricing is required for tender processes.

Hourly Rate Pricing

Hourly rate pricing charges for actual time spent cleaning at rates ranging from $35 to $55 per hour in Australian metropolitan areas, with the specific rate determined by location, equipment requirements, and provider qualifications. A small office requiring 2 hours of cleaning per visit at $45 per hour costs $90 per visit. At weekly frequency (four visits per month), the monthly cost is $360.

This model provides transparency because clients can verify time spent on site and understand exactly what they are paying for. However, it creates cost variability when cleaning time fluctuates due to unexpected contamination, seasonal factors (increased mud tracking in winter), or office occupancy changes (more staff generating more waste and higher bathroom use).

Hourly pricing also creates a potential misalignment of incentives. Cleaners paid by the hour benefit from working slowly to maximize billable hours, whereas clients benefit from efficient completion. Professional cleaning companies address this through supervisor oversight, documented productivity standards (square metres cleaned per hour), and quality inspections that verify work is completed to standard regardless of time taken.

Hourly rates must include all employer on-costs mandated by Australian employment law. The cleaner’s base wage under the Cleaning Services Award 2020 (currently $25.41 to $32.18 per hour depending on classification level) is supplemented by superannuation at the Superannuation Guarantee rate (11.5 percent as of July 2024, increasing to 12 percent in July 2025), workers compensation insurance premiums (4 to 6 percent of wages depending on state WorkCover authority), payroll tax where applicable (when total employer wages exceed state thresholds), and penalty rates for evening, weekend, or public holiday work as specified in the Award.

Flat Monthly Fee

A flat monthly fee consolidates all anticipated cleaning costs into a single monthly amount covering scheduled services regardless of minor time variations. The cleaning company estimates total monthly hours based on office floor area, task scope, and frequency, applies appropriate hourly rates including penalty loadings for after-hours work, then quotes a fixed monthly fee.

For example, a 300-square-metre office requiring daily after-hours cleaning might be estimated at 2.5 hours per clean multiplied by 20 business days per month (50 hours monthly). At $48 per hour (including evening penalty loadings under the Award), the total is $2,400 per month. The cleaning company might quote $2,300 per month to provide certainty and simplify budgeting.

This model transfers time risk to the cleaning company. If cleaning consistently takes longer than estimated, the company absorbs the extra labor cost. If cleaning takes less time, the company retains the difference. Clients benefit from predictable monthly expenses that simplify budget forecasting and invoice processing without variable cost spikes.

Flat monthly contracts require detailed scope definition in an attached cleaning checklist to prevent disputes over what is and is not included. The checklist must specify which areas will be cleaned (bathrooms, kitchen, workstations, meeting rooms), which tasks will be performed (vacuum, mop, empty bins, disinfect high-touch surfaces), and at what frequency (daily, weekly, fortnightly). Ambiguous scope creates disputes when client expectations exceed the agreed service specification.

Seven Cost Drivers: What Determines the Price

1. Office Floor Area and Layout Complexity

Floor area is the primary cost determinant because cleaning time correlates directly with square metres to be cleaned. However, layout complexity modifies this relationship. An open-plan office with minimal partitions achieves higher cleaning productivity (approximately 10 square metres per minute for vacuuming) than a cellular office with multiple enclosed rooms requiring repeated entry and exit, doorway navigation, and furniture maneuvering.

For example, a 500-square-metre open-plan office with minimal obstacles might require 50 minutes vacuuming time (500 ÷ 10). A 500-square-metre cellular office with 30 enclosed rooms might require 70 to 80 minutes because the cleaner must open and close doors, navigate furniture around doorways, and reposition the vacuum between rooms multiple times.

High furniture density including filing cabinets, bookshelves, storage units, and densely packed workstations slows cleaning productivity by 15 to 30 percent compared to open-plan layouts with minimal obstacles. Cleaning companies adjust per-square-metre rates or hourly estimates upward for complex layouts to maintain acceptable margin after accounting for reduced productivity.

2. Cleaning Frequency and Route Optimization

Daily cleaning contracts achieve 15 to 25 percent lower per-visit costs compared to weekly contracts because cleaning companies optimize vehicle routes, share equipment across nearby daily sites, and maintain consistent staffing without scheduling gaps. A cleaner servicing five daily sites within a 10-kilometer radius in Sydney CBD uses travel time productively and achieves high equipment utilization rates.

However, total monthly cost is higher for daily cleaning due to increased visit frequency. An office requiring 2 hours per clean at $45 per hour costs $90 per visit. Weekly cleaning (four visits monthly) costs $360 per month. Daily cleaning (20 business days per month) costs $1,800 per month even though the per-visit rate might be reduced to $80 through frequency discounting ($1,600 per month).

Frequency also affects contamination accumulation rates. Offices cleaned daily maintain lower baseline contamination levels because soil does not accumulate between visits. This reduces the mechanical action (scrubbing effort) required to remove bonded contamination, slightly accelerating cleaning time. Weekly cleaning allows seven days of accumulation, requiring more intensive scrubbing to remove bonded soil and potentially increasing cleaning time by 10 to 15 percent per visit.

3. Service Scope: Regular vs Deep Cleaning

Regular maintenance cleaning (vacuuming, mopping, waste removal, bathroom sanitation, kitchen cleaning, surface wiping) costs $0.80 to $1.50 per square metre per clean. Deep cleaning services requiring specialist equipment cost substantially more.

Carpet hot water extraction using truck-mounted units costs $3 to $8 per square metre depending on carpet condition, soil level, and stain treatment requirements. A 200-square-metre office with carpeted floors costs $600 to $1,600 for quarterly deep extraction. Hard floor stripping and resealing costs $8 to $15 per square metre depending on floor type (VCT, ceramic tile, polished concrete), condition of existing sealer, and number of sealer coats applied. A 300-square-metre office costs $2,400 to $4,500 for annual floor restoration.

High-level dusting using extension poles or small scaffolds (where ceiling heights exceed 3 meters) costs $80 to $150 per hour due to specialist equipment requirements and working-at-heights training for WHS compliance. External window cleaning for multi-storey buildings costs $5 to $12 per square metre of glass depending on access method (water-fed poles, abseiling, elevated work platforms).

4. Service Delivery Time and Penalty Rates

After-hours cleaning attracts penalty rates under the Cleaning Services Award 2020. Evening work (Monday to Friday, 6:00 PM to midnight) requires a 15 percent loading on the base hourly wage. Saturday work requires 150 percent of the base wage (the base rate plus an additional 50 percent). Sunday work requires 175 percent of the base wage. Public holidays require 250 percent of the base wage (the base rate plus an additional 150 percent).

These penalty rates are mandatory under the Award and enforced by the Fair Work Ombudsman. Cleaning companies pass penalty rates through to clients because failure to pay them constitutes wage theft, which attracts penalties exceeding $100,000 for serious contraventions under the Fair Work Act 2009.

For example, if a cleaner’s base wage is $26 per hour and total labor cost including on-costs is $34 per hour before penalty rates, evening cleaning increases the labor cost to approximately $38 per hour ($26 × 1.15 for the 15 percent evening loading + $8 on-costs). After adding margin, the client hourly rate increases from $45 to $48 to $50 for evening work. Saturday cleaning at 150 percent of base wage increases labor cost to approximately $47 per hour ($26 × 1.5 + $8 on-costs), yielding client rates of $55 to $65 per hour.

Most commercial offices accept the 15 percent evening penalty loading for after-hours cleaning because the operational benefit of not disrupting business-hours workflow justifies the cost. Weekend and public holiday cleaning is reserved for urgent requirements or facilities operating seven-day schedules.

5. Consumables Inclusion or Exclusion

Consumables including toilet paper, hand soap, paper towels, hand sanitizer, bin liners, and dishwashing liquid represent $50 to $500 per month depending on office size, occupancy density, and usage patterns. Usage varies unpredictably with seasonal factors (higher hand-washing frequency during flu season), office culture (some offices use significantly more paper towels than others), and occupant behavior.

Most cleaning contracts exclude consumables supply and require the client to procure and stock consumables directly. This avoids unpredictable cost exposure for the cleaning company and allows clients to negotiate bulk pricing with consumables suppliers. Cleaners restock dispensers from client-supplied inventory but do not purchase or supply the products.

Some contracts include consumables at an additional monthly fee calculated based on projected usage. The cleaning company estimates monthly consumption (for example, 40 toilet rolls, 30 hand soap refills, 20 packs of paper towels), applies retail or wholesale pricing with a 10 to 20 percent markup, and charges the resulting amount monthly. This provides administrative convenience for clients who prefer single-invoice simplicity but typically costs 10 to 25 percent more than direct procurement.

6. Geographic Location and Access Costs

Commercial cleaning in Sydney CBD and Melbourne CBD costs 10 to 20 percent more than regional centres due to higher property costs that increase commercial lease rates for cleaning company offices and storage facilities, parking fees that cleaners must pay to access client buildings (ranging from $15 to $40 per day in Sydney CBD), and longer travel time in congested metropolitan traffic that reduces productive cleaning time as a percentage of total shift time.

Difficult site access including loading dock time restrictions (requiring cleaners to arrive within specific windows for building access), security escort requirements (where building policy prohibits unescorted movement after hours), and multi-building campuses requiring vehicle movement between structures increases costs by 10 to 15 percent because time spent on non-cleaning access procedures reduces billable productivity.

Regional offices outside capital city CBDs achieve lower rates due to lower overhead (cheaper commercial rent, free parking), lower wage expectations in regional labor markets, and shorter travel distances between client sites. However, regional markets often have fewer competing providers, which can moderate competitive price pressure.

7. Provider Qualifications and Insurance Coverage

Professional cleaning companies carrying $20 million public liability insurance, ISO 9001 Quality Management certification, BSCAA membership, and police-checked staff charge 10 to 20 percent more than informal operators without these credentials. The cost differential reflects actual insurance premiums ($3,000 to $8,000 annually for $20M coverage), ISO certification fees ($2,000 to $10,000 annually depending on company size and scope), BSCAA membership fees, police check costs ($42 to $75 per check every three years), and training investments (WHS induction, chemical handling, infection control).

Clients selecting providers based solely on lowest hourly rate often engage operators without adequate insurance coverage, which transfers liability risk to the client. If an uninsured cleaner causes property damage (flooding from tap left running, damage to equipment) or sustains injury requiring workers compensation, the client may be held liable under accessorial liability provisions in the Fair Work Act 2009 or WHS legislation for engaging contractors they knew or should have known were operating unlawfully.

Cost Estimation Framework: Four-Step Calculator

Offices can estimate cleaning costs using the following structured calculation process.

Step 1: Measure cleanable floor area in square metres. Use architectural floor plans or strata plans. Exclude non-cleanable areas including server rooms, secure storage, plant rooms, and external areas. Measure gross floor area for open-plan offices. For cellular offices, calculate net floor area (excluding wall thickness, structural columns, and fixed millwork).

Step 2: Determine cleaning frequency required based on occupancy and contamination accumulation rates. Low-occupancy offices (under 10 staff) with staff who maintain tidiness can use weekly or fortnightly cleaning. Medium-occupancy offices (10 to 30 staff) typically require weekly cleaning. High-occupancy offices (over 30 staff) or offices with constant client traffic require daily cleaning.

Step 3: Select appropriate per-square-metre rate from the following table based on service intensity required.

Service Level	Tasks Included	Rate per m² per Clean
Light cleaning	Vacuum, empty bins, basic surfaces	$0.40–$0.80
Standard cleaning	Above + bathrooms, kitchen, mopping	$0.80–$1.50
Intensive cleaning	Above + high-touch, glass, detailed work	$1.50–$2.50
Medical/food service	Above + hospital-grade disinfectants, compliance	$2.00–$3.50

Step 4: Calculate monthly cost using the formula: [Floor area in m²] × [Rate per m²] × [Cleans per month] = Monthly cost.

Example 1: 250-square-metre standard office, weekly cleaning, standard rate $1.00 per square metre.

Calculation: 250 × $1.00 × 4 = $1,000 per month.

Example 2: 120-square-metre medical office, twice-weekly cleaning, medical rate $2.50 per square metre.

Calculation: 120 × $2.50 × 8 = $2,400 per month.

Example 3: 600-square-metre open-plan office, daily cleaning, standard rate $0.90 per square metre (discounted for frequency).

Calculation: 600 × $0.90 × 20 = $10,800 per month.

This framework provides indicative costs. Request itemized quotes from three providers for accurate pricing specific to your premises, location, and requirements.

Hidden Costs and Billing Surprises

The following costs are not always disclosed upfront in initial quotes but may appear in final invoices or contract terms.

One-off setup fees or assessment fees ($100 to $500) cover initial site assessment, cleaning plan development, and cleaner induction. Some providers waive these for long-term contracts.

Contract break fees penalize early termination of fixed-term contracts (typically three, six, or 12 months). Penalties range from one month’s fee to the remaining contract value depending on contract terms. Month-to-month contracts avoid break fees but command higher per-clean rates.

Consumables charged separately at markup when clients assume consumables are included but the contract excludes them. Verify consumables responsibility before signing.

After-hours surcharges for evening, weekend, or public holiday work that are not disclosed in base hourly rates. Request all-inclusive hourly rates including penalty loadings.

Parking fees in CBD buildings where cleaners must pay for parking and pass this cost through to clients ($15 to $40 per visit).

Equipment rental fees for specialist equipment (floor scrubbers, carpet extractors) used in deep cleaning tasks. Standard contracts should specify that the cleaning company provides all equipment without additional rental charges.

Public holiday surcharges at 250 percent of base rates when cleaning is required on public holidays. Clarify public holiday rates before scheduling cleaning on these dates.

Cost Reduction Strategies Without Quality Compromise

Offices can reduce cleaning costs through the following evidence-based strategies that maintain hygiene and presentation standards.

Reduce frequency strategically by identifying low-impact areas that tolerate reduced cleaning without hygiene or presentation consequences. For example, clean rarely used meeting rooms or storage areas fortnightly instead of weekly. Maintain daily cleaning for bathrooms, kitchens, and high-traffic areas. This selective frequency reduction can save 10 to 20 percent of total costs without materially affecting occupant experience.

Limit scope to essential tasks by prioritizing bathrooms, kitchens, high-traffic floors, and high-touch surfaces (the 20 percent of tasks delivering 80 percent of hygiene and presentation value). Reduce frequency for decorative dusting, low-traffic areas, and non-functional surface cleaning. This focused approach maintains health and presentation while controlling cost.

Supply your own consumables by procuring toilet paper, hand soap, paper towels, and bin liners directly from bulk suppliers. Office supply companies offer commercial pricing 15 to 30 percent below retail. This avoids cleaning company markup and provides budget control.

Consolidate deep cleaning by scheduling carpet extraction, floor polishing, and window cleaning in the same service period (for example, all quarterly services in one month). This reduces mobilization costs because specialist equipment is transported once instead of multiple times across different months.

Commit to long-term contracts (12 months) to negotiate 5 to 10 percent lower rates compared to month-to-month arrangements. Cleaning companies discount for contract certainty because it allows them to plan staffing, routes, and equipment allocation without short-term volatility.

Maintain tidiness between cleans by encouraging staff to clear desks, dispose of waste properly, minimize clutter, and wipe spills immediately. This reduces cleaning time per visit because cleaners spend less time on basic tidying and more time on actual cleaning tasks.

What Good Value Looks Like: Quality Assessment Criteria

The cheapest quote rarely represents best value when total cost of ownership including quality, compliance, and risk is considered. Good value office cleaning delivers the following measurable outcomes.

Consistent quality across multiple services measured through supervisor inspections, client walkthroughs, or ATP bioluminescence testing (achieving readings below 250 RLU on critical surfaces). Variable quality between visits indicates inadequate supervision or insufficient training.

Full insurance coverage including $10 to $20 million public liability insurance and workers compensation insurance as evidenced by current certificates of currency. Uninsured providers transfer liability risk to clients.

Trained and vetted staff who have completed WHS induction, chemical handling training, and equipment operation training. For sensitive environments (childcare, aged care, finance, healthcare), staff hold current police checks verified through Working with Children Checks or equivalent state requirements.

Documented procedures and checklists attached to the contract specifying exactly which tasks will be performed, at which locations, and at what frequency. This documentation provides accountability and prevents scope disputes.

Responsive communication and issue resolution with documented issue reporting procedures, supervisor contact details, and service recovery processes when quality falls below standard.

Flexibility to adjust scope as needs change without penalties or contract renegotiation, accommodating office expansion, occupancy changes, or seasonal cleaning requirements.

A provider charging 15 percent more but delivering measurably better outcomes across these six criteria represents superior value compared to a cheaper alternative that underperforms on quality, compliance, or service reliability.

Summary: Cost Determinants and Value Framework

Office cleaning in Australia costs $200 to $5,000+ per month depending on floor area, cleaning frequency, service scope, location, service delivery time, and consumables inclusion. Small offices (50 to 100 square metres) cost $200 to $600 per month. Medium offices (100 to 500 square metres) cost $600 to $2,000 per month. Large offices (exceeding 500 square metres) cost $2,000 to $5,000+ per month. Office cleaning involves many steps of cleaning.

Three pricing models are used: per-square-metre pricing ($0.40 to $2.50 per square metre per clean depending on service intensity), hourly rate pricing ($35 to $55 per hour including on-costs and margin), and flat monthly fees calculated from estimated hours at applicable rates. Per-square-metre pricing provides predictability and is preferred for large portfolios. Hourly pricing provides transparency but creates cost variability. Flat monthly fees provide budget certainty but require detailed scope definition.

Seven key cost drivers determine final pricing: office floor area and layout complexity, cleaning frequency and route optimization, service scope (regular vs deep cleaning), service delivery time with Award penalty rates, consumables inclusion or exclusion, geographic location and access costs, and provider qualifications and insurance coverage. Understanding these drivers allows informed cost estimation and value assessment.

Cost estimation uses a four-step framework: measure cleanable floor area, determine frequency, select appropriate per-square-metre rate, and calculate monthly cost. Hidden costs including setup fees, contract break fees, parking fees, and public holiday surcharges should be clarified before signing contracts.

Value is determined by quality consistency, insurance coverage, staff training and vetting, documented procedures, responsive communication, and scope flexibility — not merely by lowest hourly rate. A provider charging moderately more but delivering superior outcomes across these value dimensions represents better total cost of ownership than a cheaper provider compromising on quality, compliance, or reliability.

This guide is provided for informational purposes. Costs vary by location, premises type, provider, and service scope. Request itemized quotes from at least three providers, verify insurance coverage, check references, and confirm Award compliance before engagement. Ensure all quotes specify consumables responsibility, penalty rate inclusions, and deep cleaning exclusions.