All-inclusive, GST in
Office Cleaning Prices
Office cleaning prices in Melbourne start at $90 a visit for a small office, and offices between 100 and 300 square metres pay $150 to $280 per visit, with larger floors priced monthly after a free walk-through. Every figure includes GST, labour, products and equipment. This page shows how our prices work; for everything else, see our overview of office cleaning across Melbourne.
Always inside the price
- GST
- Labour and supervision
- Products and equipment
- Key holding for regular clients
- Fixed per visitNot open-ended hours
- No call-out feesNo sign-up fee
- $20M insuredIncluded, not extra
- No lock-in14 days' notice
Our prices
What are your office cleaning prices by office size?
Our office cleaning prices are set per visit by office size: $90 to $160 under 100 square metres, $150 to $280 from 100 to 300 square metres, and a fixed monthly fee above that after a walk-through. Choose a size to see the per-visit band and what it comes to each month.
Set by the kitchenette, bathrooms and floor type. Most tidy suites with one bathroom sit near the lower end.
| 1 visit a week | $390 to $690 |
|---|---|
| 2 visits a week | $780 to $1,390 |
| 3 visits a week | $1,170 to $2,080 |
| 5 visits a week | $1,950 to $3,470 |
Set by layout, number of kitchens and bathrooms, and how many visits you book each week.
| 1 visit a week | $650 to $1,210 |
|---|---|
| 2 visits a week | $1,300 to $2,430 |
| 3 visits a week | $1,950 to $3,640 |
| 5 visits a week | $3,250 to $6,070 |
We price it once we have walked the floor, which takes about half an hour. Offices this size vary too much for an honest range without seeing them.
- Cleaner hours set by layout and wet areas
- Periodic work spread across the year
- Supervision and reporting built in
- One monthly invoice
Under a service level agreement, with zoned crews, an account manager and optional day porter.
- Proposal with zone plans and SLA
- Day porter hours optional
- Multi-site pricing on one agreement
- Tender documents on request
Monthly figures are per-visit bands multiplied by visits and by 52 weeks over 12 months, then rounded. Programs of three or more visits usually price toward the lower end because each visit is shorter.
The band exists because two offices of the same size are rarely the same job. A 90 square metre accounting suite with one bathroom and carpet sits near the bottom; a 90 square metre physio clinic with two bathrooms, a treatment room and hard floors sits near the top. Your quote names the exact figure, and it stays fixed unless the scope changes.
A cleaning quote only means something if you know what is inside it. Two quotes can look similar and deliver very different results, because one includes products, insurance and supervision and the other adds them later. Ours are written so the number on the page is the number on the invoice. If something outside the scope is ever needed, such as a spill clean after an event, you are asked first and told the price before anyone starts.
What is included in the price, and what costs extra?
Everything needed for the agreed scope is included: labour, supervision, products, equipment, bin liners, insurance, key holding and GST. Extras are jobs outside a normal visit, such as carpet extraction, outside windows, a day porter or supplying toilet paper and hand towel, and each is priced before it starts.
Inside every quoted price
- Labour at award rates, with supervision
- Cleaning products and safety data sheets
- Vacuums, mops and colour-coded cloths
- Bin liners
- Key and alarm handling for regular clients
- Completion report after each visit
- $20M public liability cover
- GST
Only if you ask for it
- Carpet hot water extraction
- Window cleaning beyond internal glass
- Deep cleans and end of lease cleans
- Day porter or midday checks
- Toilet paper, hand towel and soap supply
- Rubbish or furniture removal
- Weekend or short-notice one-off jobs
- Consumables for events
What changes the price
What makes one office cost more to clean than another?
One office costs more to clean than another mainly because of the time a proper job takes: wet areas, layout, floor types, headcount and access all change the minutes. Floor area alone is a poor guide. A 150 square metre clinic can take longer than a 250 square metre open-plan office.
Sinks, toilets and showers need more time per square metre than anything else, so each one adds noticeably to a visit.
Many small rooms and corridors take longer than one open floor of the same size, because every door is a stop.
More people means more bins, dishes, prints and dust, whatever the floor area says.
More visits raise the monthly total but lower the cost of each visit, since the office never gets far behind.
Hard floors are mopped as well as vacuumed; timber and polished concrete need gentler, slower methods.
Goods lifts, inductions and tight access windows add time in some towers and business parks.
Pay rates are the floor under every price. Commercial cleaners in Victoria earn their wages under the Cleaning Services Award 2020, with higher rates for nights and weekends, so a quote far below the rest usually means fewer hours on your floor. For a fuller breakdown of how Melbourne cleaning costs are built, read our guide to how much office cleaning costs in Melbourne.
Comparing quotes
How should you compare two office cleaning quotes?
Compare office cleaning quotes on what is delivered, not only the number. Put the scopes side by side, check the hours each price allows, confirm what is included, and ask about contract terms. A cheaper quote that leaves out bathrooms on some nights or charges for products is rarely cheaper by the end of the year.
- Is there a written scope, room by room?
- How many cleaner hours does the price assume?
- Are products, equipment and GST included?
- Is insurance current, and will they send the certificate?
- Will the same people clean each visit?
- What notice period applies to changes or cancelling?
- How are missed items reported and fixed?
- Are there call-out, sign-up or price review fees?
Hours are the question most people forget to ask, and they explain more price gaps than anything else. If one contractor plans two hours a night for your floor and another plans one, the lower price is easy to explain, and so is the difference in the result a month later. We put the planned hours in writing so you can compare fairly, and we would rather lose a quote on price than win it by planning a job that cannot be done properly.
Tax
Is office cleaning tax deductible?
Office cleaning is usually treated as a normal running cost of a business, and the ATO generally allows businesses to claim expenses incurred in earning their income. Whether and how you can claim depends on your structure and circumstances, so check with your accountant before relying on it.
For a business renting office space, cleaning sits alongside rent, electricity and internet as a day-to-day operating expense. The ATO's guidance on business deductions explains the general rules, including what records you need to keep.
Home offices are more complicated. If part of your home is used as a place of business, some running costs may be claimable, but the rules differ from an office you rent, and private areas of the house are not a business expense. This is exactly the kind of question an accountant should answer for your situation.
What we can do is make the paperwork easy. Every invoice shows our ABN, the GST amount, the service period and the address cleaned, so your bookkeeper can file it without chasing details. Monthly invoicing is standard for regular programs, and one-off jobs are invoiced once the work is signed off.
- Our business name and ABN
- GST shown as a separate amount
- The service period and visit count
- The address that was cleaned
- Your purchase order number, if you use them
This section is not tax advice. We are a cleaning company, not accountants. Tax treatment depends on your business structure, how the space is used and current ATO rules, so confirm it with a registered tax agent or accountant.
Your price
How do I turn a guide price into an exact quote?
Send your suburb, floor area or desk count, number of kitchens and bathrooms, and how many visits you want. Within two business hours you will have a guide price, and after a free walk-through or a few photos, a fixed price in writing that will not change unless the scope does.
- Share the details. Size, rooms, headcount, visits and access hours.
- Confirm on site. A 20 to 30 minute walk-through, or photos for small suites.
- Get it in writing. Scope, visits, price per visit and start date.
Before you sign with anyone, it is worth reading our office cleaning contracts guide, which explains notice periods, price reviews and what a fair agreement looks like.
Questions
What do people ask about pricing?
The pricing questions we answer most often, with short, direct answers.