I’ve spent more than twenty years cleaning offices across Chicago—law firms in the Loop, tech startups in Fulton Market, and more than a few dental clinics on the North Side. One thing I’ve noticed time and again is how confused business owners get when they’re handed a cleaning quote. Some think it’s too high, others think it’s too low, but most aren’t quite sure what goes into the number.
There’s this idea that office cleaning prices are plucked out of thin air. They’re not. Every figure on that quote reflects something specific—time, space, materials, or logistics. Whether you’re managing a small accounting office in Logan Square or a corporate suite on Wacker Drive, the same five factors shape the price.
By the end of this article, you’ll know exactly what those factors are and how to judge whether you’re being offered a fair deal.
1. The Size and Layout of Your Office
Let’s start with the most obvious detail: square footage. Most cleaning services base their prices on the total area to be cleaned, but it’s not quite as simple as charging per square foot.
Measuring More Than Just Square Feet
Two offices might each measure 5,000 square feet, but cleaning them could take very different amounts of time. Think about an open-plan workspace in Fulton Market compared to a clinic in Streeterville with hallways, patient rooms, and storage spaces. The cleaner in the first office can vacuum in wide, open lines, while the one in the clinic has to stop every few feet to clean around furniture and equipment.
Restrooms, kitchens, and break areas also change the equation. These zones need disinfecting, extra supplies, and more frequent attention. So, while raw square footage gives a starting point, layout complexity truly defines how much time—and therefore money—goes into the job.
Accessibility and Furniture Density
If a space is cluttered with desks, cubicles, or storage units, that slows things down. I once cleaned a marketing office in River North that looked more like a furniture showroom—everything had to be wiped and vacuumed around. It took twice as long as a minimalist tech office of the same size in the West Loop.
Cleaning teams have to navigate what’s physically in the space, and those minutes add up. A clean, open layout makes the job quicker and the quote cheaper.
2. Frequency and Schedule of Service
The next question is how often the cleaning needs to happen. The schedule you choose has one of the biggest effects on your total cost.
Daily vs. Weekly vs. Monthly Cleaning
A daily clean might seem more expensive at first, but it often turns out to be more economical over time. When cleaners visit every evening, dirt doesn’t have a chance to build up, meaning each session is shorter and lighter.
On the other hand, weekly or biweekly visits usually take longer because the team has to catch up on accumulated dust, grime, and trash. That means the per-visit price is higher even if the total number of visits is lower.
It’s all about balance. A 24-hour law firm downtown might need nightly cleaning, while a small design studio in Pilsen can probably get away with twice a week.
Timing and After-Hours Rates
Another key factor is when the work happens. Most office cleaning takes place after hours, once employees are gone. That’s convenient for the client but can sometimes come with a small price bump, especially in buildings that restrict access or require security escorts.
For example, my crew often cleans in high-rises on Michigan Avenue where we need badges, sign-ins, and an elevator schedule. If we lose 20 minutes just getting to the floor, that affects labor costs. Similarly, cleaning at 11 p.m. or on weekends can cost more than during regular business hours.
The bottom line? Your cleaning schedule directly affects both the workload and the rate you pay.
3. Type of Cleaning Services Needed
Not all cleaning jobs are created equal. “Office cleaning” can mean very different things depending on the kind of business you run.
Basic Maintenance vs. Deep Cleaning
Basic cleaning usually includes vacuuming, trash removal, dusting, restroom sanitation, and wiping down high-touch areas like desks and door handles. That’s enough for most corporate offices or co-working spaces.
Deep cleaning, on the other hand, takes things further—carpet shampooing, window washing, upholstery cleaning, or full disinfection services. I’ve cleaned offices that needed both: one regular weekly clean and one deep clean every few months.
Take a co-working space near The Merchandise Mart as an example. With people coming and going all day, keyboards, doorknobs, and shared kitchens need constant attention. In contrast, a small accounting office with five staff in Oak Park won’t need that same level of frequency or intensity.
Specialty Services and Materials
Certain facilities require specific cleaning products and training. Medical offices need hospital-grade disinfectants and compliance with CDC and OSHA standards. Fitness centers, food businesses, and schools often require eco-friendly or hypoallergenic products.
Using these materials can raise costs slightly, but they’re part of doing the job safely and professionally. If a service provider quotes you a rock-bottom price but doesn’t mention compliance or product standards, that’s a red flag.
4. Staff, Equipment, and Quality Standards
A cleaning company’s internal standards can make a big difference in the price—and the result.
The Cost of Reliable, Well-Trained Staff
In Chicago, labor is the largest part of any cleaning bill. You’re not just paying for time; you’re paying for skill, reliability, and background-checked workers you can trust with your office keys.
I’ve always believed it’s better to send two experienced, long-term employees who know the building inside out than four temps who barely know each other’s names. Training, consistency, and supervision matter. Clients often forget that a well-trained cleaner finishes faster, uses fewer supplies, and delivers better results.
Companies that pay fair wages and retain good staff will charge more—but you’ll notice the difference immediately.
Equipment and Eco-Friendly Products
Top-quality vacuum cleaners, microfiber systems, and HEPA filters cost more than cheap alternatives, but they do a better job and last longer. Many Chicago businesses also prefer eco-friendly cleaning products, especially in offices that promote sustainability.
Green products can be a little pricier, but they improve indoor air quality and reduce chemical exposure for employees. For offices that value wellness—especially in industries like healthcare, design, or education—that’s a worthwhile investment.
So when you see a higher quote, remember it might reflect better staff, better tools, and safer products.
5. Location and Building Requirements
Your address matters more than you might think. Cleaning in downtown Chicago isn’t the same as cleaning in the suburbs.
Downtown vs. Suburban Pricing
Downtown buildings come with extra costs—parking fees, limited loading zones, strict building hours, and tight security. Every one of those factors adds time to the job. For instance, getting a cart of supplies into a Loop high-rise can involve a long wait for the freight elevator and a trip through security.
In suburban areas like Schaumburg or Naperville, cleaners can park right outside, unload quickly, and get started. Less wasted time means lower overall rates.
So yes, the same 10,000-square-foot office might cost 15–20% more to clean downtown than in the suburbs, simply because of logistics.
Security, Elevators, and Building Protocols
Many Chicago high-rises require detailed check-ins, security badges, and sign-out procedures for after-hours work. That adds both admin and downtime. Some buildings also limit which elevators or floors cleaners can use, making movement slower.
At one Michigan Avenue office, my crew spends nearly 20 minutes just waiting for elevators during busy evenings. Those minutes translate into labor costs.
When your cleaning team explains that a location affects price, they’re not exaggerating—it’s often the single biggest logistical challenge in urban cleaning.
Putting It All Together — Creating a Fair and Transparent Quote
After all these details, how does a professional cleaner actually build a quote? The answer is part math, part experience, and part transparency.
Building a Tailored Estimate
A proper quote always starts with a walk-through. We inspect the space, measure the layout, check surfaces and materials, and ask questions about schedule and expectations. From there, we estimate how long each cleaning session will take and how often we’ll need to come.
Good companies will give you a line-item breakdown—labor hours, supplies, special services, and optional extras. That’s how you can see exactly where every dollar goes.
Transparency builds trust. When clients understand what they’re paying for, they’re less likely to be surprised later on.
Avoiding Low-Ball Quotes
If you get a quote that seems too good to be true, it probably is. Low-cost providers often cut corners on staff wages, skip safety checks, or use substandard products. That might save you a few dollars now, but it usually leads to complaints, re-cleans, or even damaged furniture later.
I’ve been called in to fix plenty of “budget” cleaning jobs where the client ended up paying double to undo the damage. A fair price from a reputable Chicago cleaner includes peace of mind—and that’s something you can’t really put a number on.
Closing Thoughts
Pricing an office cleaning package isn’t a guessing game. It’s a mix of measurable factors—size, schedule, service type, staff quality, and location—all shaped by real-world logistics. A well-built quote reflects how long the work will take, how many people it requires, and what standards are expected.
Chicago is a city that never sleeps, and neither do the offices that keep it running. Every night, my team and I leave buildings spotless from the Loop to Lincoln Park. Seeing the skyline glow through clean windows after a long shift still gives me a sense of pride.
So the next time you get a cleaning quote, look beyond the bottom line. The real value is in knowing your office will be spotless, safe, and ready for another busy day in this city we all call home.