Per-visit or flat monthly?

Flat monthly is standard for commercial contracts and easiest for the client's accounting; per-visit suits irregular schedules. The invoice should state which and cover the exact period.

How do I invoice a recurring account?

Bill a flat monthly charge on a set cadence. Recurring-invoice software issues each period's bill automatically, so a standing account never depends on you remembering to send it.

Should one-off extras go on the monthly invoice?

Yes, as separate lines. A carpet clean or strip-and-wax is above the standard contract, and itemizing it keeps the recurring charge clean and the extra clearly justified.

Commercial Cleaning Invoice Template (Free)

Essential line items on a commercial cleaning invoice

A commercial cleaning invoice functions as a recurring billing record, a janitorial contract compliance statement, and a tax document for commercial accounts and property managers:

Commercial Contractor Header: Business name, physical address, phone, email, state tax ID number, and commercial general liability insurance ($1M–$2M policy coverage).
Client & Building Facility Metadata: Commercial client name, facility address, billing department contact, and exact billing period (e.g. August 1 – August 31, 2026).
Base Retainer / Nightly Cleaning Services: Fixed monthly janitorial retainer fee or itemized nightly service calls (e.g. 5x/week evening office janitorial cleaning).
Consumable Restroom & Kitchen Supplies: Pass-through costs for paper towels, toilet tissue, trash liners, hand soap, and sanitizer dispenser refills.
One-Off Deep Cleaning Extras: Periodic specialized floor maintenance (VCTV floor strip & wax, carpet hot-water extraction, high-bay window cleaning).
Commercial Payment Terms & ACH Details: Net 15 or Net 30 payment terms with ACH direct bank deposit instructions.

Free Commercial Cleaning Text Template

Copy and paste the template below to build professional janitorial and office cleaning invoices:

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                    COMMERCIAL JANITORIAL SERVICE INVOICE
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CONTRACTOR INFO:                           INVOICE & ACCOUNT DETAILS:
[Your Commercial Cleaning Business Name]   Invoice Number: CC-2026-0801
[Commercial General Liability Insurance #] Billing Period: August 1-31, 2026
[Phone & Billing Email Address]            Payment Terms: Net 30 Days (Due Sept 30)

CLIENT & BUILDING LOCATION:
Account Name: [Corporate Client / Property Mgr]
Facility Address: [100 Commercial Plaza, Floor 3]

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LINE ITEM DESCRIPTION & SPECIFICATIONS                          AMOUNT
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1. Monthly Janitorial Contract (5x/Week Evening Office Cleaning) $1,850.00
2. Restroom & Breakroom Consumable Restock (Paper / Liners)    $165.00
3. VCT Tile Floor Strip & High-Gloss Wax Finish (2,000 sq ft)  $700.00
4. Semi-Annual Commercial Carpet Hot-Water Extraction (3 Rooms) $350.00
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SUBTOTAL THIS BILLING PERIOD:                                  $3,065.00
Local Sales Tax (if applicable on commercial services):        $0.00
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TOTAL AMOUNT DUE & PAYABLE:                                    $3,065.00
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PAYMENT TERMS & ACH DEPOSIT INSTRUCTIONS:
Net 30 Days. Please remit payment via ACH Direct Bank Transfer or Business Check.
ACH Routing #: [XXXXXXXXX]   Account #: [XXXXXXXXX]
Thank you for letting us maintain a clean, healthy workplace for your team!
================================================================================

Commercial contract pricing models: Square footage vs. monthly retainers

Structuring commercial cleaning invoices depends on building square footage and cleaning frequency:

Flat Monthly Contract Retainers ($500–$5,000+/mo): The standard industry model for offices, medical clinics, and retail spaces. Based on a fixed schedule (e.g., 3x/week or 5x/week evening service) and square footage pricing ($0.08–$0.20 per sq ft per month).
Square Footage Nightly Rates ($0.05–$0.12 per sq ft per visit): Used for large industrial warehouses, distribution centers, or multi-tenant office complexes.
Consumable Supplies Pass-Through: Commercial clients can either purchase their own paper goods or have the janitorial company supply them. When supplying paper towels, toilet tissue, and trash bags, list consumables on a separate line marked up by 15% to 25%.

Itemizing periodic floor maintenance and deep clean add-ons

Periodic heavy cleaning services generate high-margin revenue on top of base monthly retainers:

VCT Floor Strip & Wax ($0.35–$0.65 per sq ft): Stripping old floor finish down to bare vinyl composition tile (VCT) and applying 4 to 5 coats of commercial high-gloss floor finish.
Commercial Carpet Hot-Water Extraction ($0.18–$0.35 per sq ft): Deep-cleaning high-traffic office hallways, conference rooms, and reception carpets.
High-Bay Dusting & Exterior Window Cleaning: Cleaning ceiling ductwork, light fixtures, and exterior glass partitions.

Automating commercial recurring billing and Net 30 terms

Automated Monthly Invoicing: Configure recurring invoice software to issue monthly commercial invoices automatically on the 1st of every month.
Net 15 / Net 30 Commercial Terms: Commercial accounts process payments through corporate accounts payable departments. Specify exact due dates and late payment fee disclaimers (1.5% monthly late charge after 30 days).

If you are bidding on new commercial accounts, read our guide on how to bid a janitorial cleaning contract or inspect our rate guide on how much to charge for office cleaning per square foot.