Here’s a truth that will save you a heap of grief: picking a commercial cleaner purely on price is like buying a used car from a bloke who would not let you pop the bonnet.
You might get lucky. But mate, you usually end up stranded.
I have been in this game long enough to see facility managers in both Hobart and Geelong fall for the cheapest quote, sign a 12-month contract and spend the next six months chasing up complaints about sticky boardroom tables and bathrooms that smell like a wet footy sock.
Choosing a cleaner is not easy. But getting it wrong? That costs you time, stress and your reputation with the higher-ups.
This is not a corporate whitepaper. This is the dirty and honest checklist I wish every facility manager had before they picked up the phone.
Step 1: Sort Your Own House Out First
Before you blame the commercial cleaners, ask yourself: What do I actually need?
Don’t just say “a clean office.” Be specific.
- Is it a medical centre in Geelong where infection control is king?
- Is it a heritage building in Hobart’s Salamanca Place with those gorgeous, but bloody tricky and sandstone walls?
- Is it a warehouse with forklift traffic kicking up dust or a corporate foyer where first impressions matter?
Write it down. If you don’t know your square metres or your peak foot traffic, you’re setting yourself up for a dodgy quote. Do your homework first because it saves you from a world of pain later.
The No-BS Checklist (7 Things That Actually Matter)
1. The Scope of Work: If It Is not Written, It Does not Exist
I cannot stress this enough. A handshake and a “yeah, mate, we’ll look after it” is useless when things go pear-shaped.
You need a document that names every single area. Not just “the office.” I’m talking the kitchenette, the lift lobby, the fire stairs, the external bins and the inside of the breakroom microwave.
The sniff test: If a cleaner gives you a verbal quote but squirms when you ask for a detailed scope? Run. A good operator will hand you a room-by-room checklist so clear that your grandma could use it to inspect their work.
2. Compliance & Insurance (The Boring but Vital Bit)
Look, I know this bit sends you to sleep. But if a commercial cleaner slips on a wet floor in your building and they don’t have insurance? That lawsuit lands on your desk, not theirs.
You need to see:
- Public Liability Insurance: Ask for the certificate of currency. If they hesitate, that’s a massive red flag.
- WorkSafe Compliance: Do they have Safe Work Method Statements (SWMS) for using ladders or heavy chemicals? They need to protect their staff and they need to protect your staff.
- Labour Hire Laws: In Victoria (Geelong), they have to be registered with the Labour Hire Authority. If they are not, they are probably dodging tax or super for their workers. You do not want that stink on your business.
3. The “Who is Actually Showing Up?” Question
Here is the thing: you are not hiring a logo. You are hiring the night crew who will be wandering your hallways at 10 PM.
Ask them straight:
- “Is it the same team every night?”
- “Who is my point of contact if something is missed?”
I once took over a contract in Hobart where the previous company had a different casual worker every single night. No one knew where the storage cupboard was. The quality was different every day.
Green flag: A dedicated team leader who introduces themselves, takes ownership and actually cares if the skirting boards are dusty.
4. The Gear They Use (It’s Not Just a Mop and Bucket)
If a cleaning rep turns up to quote your 2,000sqm office and they’re only carrying a notepad, ask them what they plan to clean it with.
- Are they using commercial-grade scrubbers or those flimsy domestic vacuums from Kmart?
- Do they use a colour-coded system? (Red for toilets, blue for general, green for kitchens). If they use the same cloth for the toilet seat and the kitchen sink, that is a health hazard, full stop.
- Are the chemicals nasty, or are they environmentally friendly? If you care about your staff breathing in toxic fumes, ask for their Safety Data Sheets.
5. Reporting: How Do You Know It is Actually Done?
You should not have to walk the floor every morning with a white glove to find out if they worked overnight.
A decent commercial cleaner will leave you a report. It could be a digital checklist or a quick email with photos.
“Vacuumed floors. Emptied bins. Sanitised desks. Noted a cracked tile in the hallway.”
If they spot damage and report it immediately, that saves your arse when it comes to insurance claims. If they only send you an invoice at the end of the month without a single progress report? They’re hiding something.
6. Pricing: Don’t Be a Cheapskate
I’m going to be brutally honest with you here.
If you get three quotes and one is 40% cheaper than the rest, there’s a catch. They are not paying their staff properly, they are not using good chemicals, or they are skipping half the tasks on your list.
Ask: Is this a fixed price? What’s the notice period to cancel? Are chemicals and toilet paper included in this price or are they ‘consumables’ that will get added to the invoice later?
Transparency is everything. I would rather pay a fair price upfront than get a nasty surprise on the bill.
7. Local Knowledge (This is Where Hobart & Geelong Split)
This is the make-or-break for me. A national chain with a head office in Sydney doesn’t understand our local quirks.
- In Hobart: Winters are brutal. The moisture levels are sky-high. Mould loves Hobart. You need a cleaner who knows how to treat mould on old sandstone and timber, not just wipe it over with a wet rag. They also need to know how to navigate the one-way streets and limited parking in the CBD without wasting time.
- In Geelong: You have got a massive mix. You have got the corporate towers, the health precinct near the University and the heavy industrial zones in the north. If your site is industrial, they need heavy duty sweepers. If it is corporate, they need to be polished and discreet.
Ask them: “What’s the biggest commercial site you manage in Geelong/Hobart right now? Can I call them?” If they cannot give you a local reference, walk away.
The Final Gut Check
You have done the checklist. You have vetted the insurance. The price is right.
Now, trust your instinct.
When you spoke to them on the phone, did they actually listen to you? Or were they just reading off a script, waiting to get to the price?
The right cleaner feels like a partner. They will tell you if your expectations are unrealistic. They will warn you if a floor needs extra work. They will walk the building with you and actually point out the problems, rather than just sweeping them under the rug.
Over to You, Mate
Moving facilities is stressful enough without having to worry about whether the bathrooms are sanitary.
We have been around the block in both Hobart and Geelong. We know the buildings, we know the weather and we also know what property managers are looking for.
If you are sick of the runaround and want a cleaner who actually shows up, does the job right, and sends you a report so you do not have to chase them up?
Shoot me a message. I am happy to swing by your site, have a yarn about what is annoying you, and give you a no pressure quote. No corporate fluff, just good and honest cleaning.