What to look at beyond the monthly price when you are evaluating janitorial proposals for a facility in Lakeland, MN or Washington County.
Most facilities managers in Washington County know they should get at least three bids before selecting a janitorial contractor. Fewer know how to make those bids comparable. A $900/month proposal and a $1,400/month proposal are not two prices for the same thing unless both proposals describe the same scope, the same frequency, and the same level of documentation. They rarely do.
Before you compare prices, confirm that every bidder is quoting the same scope. This sounds obvious but routinely does not happen. A bidder quoting five-night-per-week cleaning will always be more expensive than one quoting three nights — but if your facility needs five nights, the cheaper bid is not actually cheaper. It is a different product.
Request that every bidder submit a line-by-line scope document covering:
If a bidder will not provide a written scope document before you sign, that is information. Verbal scopes lead to verbal disputes when something is not done, and the conversation always favors the contractor who can say "that was not in our agreement."
A monthly janitorial price in a Washington County market typically covers labor and equipment. It may or may not cover:
| Item | Often Included | Often Excluded |
|---|---|---|
| Cleaning chemicals and supplies | Yes, in most programs | Sometimes billed separately |
| Paper goods and consumables | Sometimes | Often excluded — verify explicitly |
| Floor stripping and waxing | No — typically quoted separately | Almost always extra |
| Window cleaning | Interior glass only, sometimes | Exterior windows almost always extra |
| Carpet cleaning | No | Always extra |
The cheapest monthly price often excludes the most. Ask each bidder to state explicitly what is not included in the quoted price.
Request a certificate of insurance from every bidder before you select a contractor. Verify that the certificate names your organization correctly and that the coverage is current. A contractor without current general liability insurance and janitorial bonding should not be cleaning your facility regardless of price — the liability exposure if a crew member is injured or property is damaged falls on you without it.
Also ask: does the contractor carry workers' compensation? In Minnesota, employers are required to carry workers' compensation for employees. A contractor without it is either misclassifying workers or operating outside compliance. Either situation creates potential liability for the facility owner when a claim arises.
One question most facilities managers do not ask: will the same crew clean our facility each visit? The answer separates contractors who manage a rotating labor pool from those who make consistent crew assignment part of the service model.
Rotating crews mean you are effectively getting a different contractor each visit. Consistent crew assignment means the people cleaning your building know it, learn its requirements, and develop a working relationship with your staff. For facilities with security requirements, tenant-specific preferences, or equipment that requires specific handling, consistent crew assignment is not a preference — it is a operational requirement.
A three-year view of what you will actually spend is more accurate than a monthly fee comparison. Factor in:
A contractor with a lower monthly fee but annual floor care quoted at twice the market rate may cost more over three years than a contractor with a higher base fee who prices floor care competitively.
Related: Nightly Janitorial Service | Pricing in the Lakeland Market