10 Best Janitorial Bidding Software in 2026, Compared

Quick comparison

The best janitorial bidding software

#1

CleanGuru

Best for: Janitorial firms that live on commercial bids and want proposals, scheduling and inspections in one system

Visit cleanguru.com

Starting price$79/month (Basic, 1 bidding module, 5 users; 14-day free trial)

Free planNo — 14-day free trial

CleanGuru grew out of janitorial bidding, and it shows in the workflow. You pick a building type, enter measurements from the walkthrough, and the bidding calculator works out cleaning times, labour, supplies and margin, then produces a branded proposal. Basic costs $79 a month for one bidding module and five users; Guru costs $129 for all eight modules and ten users, and Guru Plus costs $159 for fifteen, with extra cleaners at $5 a month each.

The catch is the module pricing. One module covers one cleaning type, so a firm that bids janitorial and construction cleanup pays for more than Basic. There is no e-signature, so a client signs outside the document, and the interface looks its age. Buy CleanGuru when winning bids is the job and you want proposals plus scheduling; buy CleanlyRun when proposals alone will do.

What we like

• Built only for cleaning businesses, with a bidding calculator that works out cleaning times and a price from walkthrough measurements
• More than 500,000 proposals created on the platform, per the company, so the proposal output is well tested
• Unlimited bids on every tier, with extra cleaners at $5/month each
• Pairs bidding with scheduling, timekeeping, invoicing and inspections, so a won bid flows into operations

Watch out for

• Basic covers only one bidding module; all eight modules need Guru at $129/month or Guru Plus at $159/month
• No e-signature built in, per the vendor's own replies to reviewers, so a proposal cannot be signed in the document
• The interface is dated, a complaint reviewers raise often

#2

Janitorial Manager

Best for: Commercial janitorial companies bidding multi-building contracts that need ISSA-based estimating and job costing

Visit janitorialmanager.com

Starting priceFrom $1,000/month (custom proposal, priced by buildings managed; no free trial)

Free planNo — demo only

Janitorial Manager is the only tool here built specifically for commercial janitorial operations, and its bid calculator is the reason. It is pre-built with ISSA 612 cleaning times and task standards, so a walkthrough becomes a costed estimate from published production rates, and an accepted bid carries into scheduling, inspections and job costing. Plans start at $1,000 a month for the Small Operations tier, priced by the number of buildings you manage, the features you need and your service level.

The price is the whole story. There is no self-serve checkout and no free trial, and a solo operator will never need this depth. But for a firm bidding multi-building contracts, the loop from bid to job cost is the point: you learn which contracts made money. Buy it when contracts span buildings; buy CleanGuru or Swept when smaller.

What we like

• Bid calculator built on ISSA 612 time and task standards, so labour estimates rest on published production rates, not guesses
• An accepted bid carries straight into scheduling, inspections and job costing, so actual cost is measured against the bid
• Unlimited users under a single licence, with QuickBooks Online, Zoho CRM and HubSpot integrations
• Inspections, work orders and supply tracking sit beside bidding in the same system

Watch out for

• From $1,000/month on a custom proposal, which prices out solo operators and small maid services
• No self-serve checkout and no free trial; getting started means a demo and a sales proposal
• Priced by building count, so the bill grows with every site added to the portfolio

#3

CleanlyRun

Best for: Solo operators whose only software need is a professional janitorial proposal

Visit cleanlyrun.com

Starting price$24.95/month (Janitorial Basic; 30-day free trial, no contract)

Free planNo — 30-day free trial

CleanlyRun does one thing and charges very little for it. The web-based Bidware walks you through seven steps, from facility type and measurements to workloading, pricing scenarios and a finished proposal with a table of contents. Janitorial Basic costs $24.95 a month, Janitorial Plus costs $34.95, and Janitorial Ultra is currently discounted to $24.95 from a $44.95 list price. There is a 30-day free trial and no contract.

The trade-off is scope, and it is total. There is no scheduling, no time tracking, no invoicing and no mobile app, so the work a bid wins gets run somewhere else entirely. There is also no Capterra or G2 listing, so you buy on the trial, not on reviews. Buy CleanlyRun when proposals are the only gap; buy QuoteIQ or Jobber when the job needs running too.

What we like

• Cheapest serious option here by a wide margin at $24.95/month, with a 30-day free trial and no contract
• Seven-step Bidware walks through facility type, measurements, workloading and pricing scenarios to a finished proposal
• Proposals come with 24 colour themes, a table of contents, your logo and photos
• Covers janitorial, construction cleanup, residential and apartment move-out bids, plus specialty work and supply sales

Watch out for

• Bidding only: no scheduling, timekeeping, invoicing or crew management, so the work gets run somewhere else
• No listing on Capterra or G2, which makes it hard to verify how it performs at scale
• No mobile app for cleaners and no client portal

#4

QuoteIQ

Best for: Cleaning businesses that want website visitors to price their own jobs and book without a phone call

Visit myquoteiq.com

Starting price$29.99/month (Essentials, 1 user; 14-day free trial)

Free planNo — 14-day free trial

QuoteIQ owns one lane nobody else here does: letting the customer do the quoting. Its InstaQuote widget embeds on your website so a prospect enters details and gets a real price any time of day, then books the job. Behind that sit standard estimates with line items, photos, terms and e-signatures, plus recurring scheduling, invoicing and GPS time tracking. Essentials costs $29.99 a month for one user, and every plan includes a 14-day free trial.

The tiers climb fast once you add people. Pro costs $149.99 a month for four users, Elite costs $299 for ten, and Max costs $699 for unlimited users, so the eleventh user is an expensive step. It is also a general home-services tool, not a janitorial specialist. Buy QuoteIQ when website leads should price themselves; buy CleanGuru when commercial walkthroughs are the work.

What we like

• InstaQuote widget embeds on your website so prospects enter details, get a price instantly and book on the spot
• Four estimate types, including standard line-item, quick, options (Good/Better/Best) and package estimates
• Flat pricing with no per-user fees inside a plan's seat count; annual billing gives two months free
• AI Autopilot tools included on every plan, plus GPS time tracking and per-contract job costing

Watch out for

• Built for home services broadly, not janitorial specifically, so commercial bid depth is thinner than CleanGuru or Janitorial Manager
• Tiers climb fast: Pro is $149.99/month for 4 users and Max is $699/month for unlimited users
• Satellite measurement suits measured jobs better than walkthrough-based commercial scopes

#5

Jobber

Best for: Growing mixed-service cleaning businesses that need quoting, scheduling and invoicing together

Visit getjobber.com

Starting price$49/month (Core, 1 user, billed monthly; $29/month billed annually)

Free planNo — 14-day free trial

Jobber is the polished all-rounder in this list: quoting, scheduling, invoicing, payments and customer communication in one system built for field-service businesses. Core costs $49 a month with no commitment for one user, or $29 a month billed annually, and a quote becomes a scheduled job and an invoice in one click. Connect costs $99 a month billed annually for five users and adds automated reminders and QuickBooks sync; Grow costs $149 and adds job costing.

The per-user maths is what decides the real bill. Every extra user costs $29 a month, so a five-person crew pays far more than the Core headline. There is also no janitorial-specific bid math: estimates are generic line items, not ISSA production rates. Buy Jobber when the business is mixed-service and growing; buy CleanGuru when commercial janitorial bids are the core job.

What we like

• Quotes convert to scheduled jobs and invoices in one click, with client approval without a phone call
• Cleanest client-facing experience here, with online booking, a client hub and a strong mobile app
• More than 100 integrations, including QuickBooks Online sync on Connect and above
• Annual billing cuts Core from $49 to $29/month, the cheapest generalist start here

Watch out for

• Core covers one user; every extra user costs $29/month on any plan, so crew costs compound fast
• No ISSA cleaning times or janitorial-specific bid math; bid calculations stay generic line items
• QuickBooks sync and job costing wait for Connect at $99/month and Grow at $149/month billed annually

#6

Housecall Pro

Best for: Solo operators and small teams that win work through online booking and want estimates, dispatch and payments together

Visit housecallpro.com

Starting price$79/month (Basic, 1 user, billed monthly; $59/month billed annually)

Free planNo — 14-day free trial

Housecall Pro leans hardest into the consumer side of the job. A customer books from Google or your website, gets an estimate, approves it, and pays by card or bank transfer, all inside one system. Basic costs $79 a month for one user, or $59 billed annually, and covers online booking, scheduling and dispatch, estimates, invoicing, a price book and job costing. Essentials costs $149 a month billed annually for up to five users and adds routes, flat-rate pricing, GPS tracking and QuickBooks sync.

Basic is a solo plan: one user, no QuickBooks sync, no GPS tracking and no checklists, so a crew of three starts on Essentials. Estimates are generic line items with no ISSA rates, and marketing and payroll are paid add-ons. Buy Housecall Pro when booking drives the business; buy Jobber when quoting and CRM matter more.

What we like

• Online booking from Google or your own site turns quote requests into booked jobs without a phone call
• Estimates, invoicing, card and bank payments and a price book sit in the same system
• Strong consumer-facing experience, with review management and customer financing built in
• Flat-rate pricing, GPS tracking and QuickBooks Online sync arrive on Essentials at $149/month billed annually

Watch out for

• Basic covers one user and has no QuickBooks sync, GPS tracking or checklists; a three-person crew starts on Essentials
• No janitorial-specific bid math or ISSA production rates; estimates are generic line items
• Add-ons for marketing, payroll and vehicle GPS are priced separately and push the real bill up

#7

Swept

Best for: Janitorial companies managing cleaners across many locations who need scheduling, time tracking and inspections

Visit sweptworks.com

Starting price$30/month (Launch, from 15 locations; demo to start)

Free planNo — demo only

Swept is built for commercial cleaning in a way the generalists are not: it prices by location band, not by headcount, which is exactly how a janitorial contract scales. You clean thirty sites with a rotating crew of part-timers, so paying per cleaner would punish you for how the business runs. Launch costs $30 a month from fifteen locations and covers scheduling, time tracking and multilingual instructions; Optimize costs $150 and adds geofencing and break compliance; Scale costs $225 and adds supply tracking and a client portal.

Swept is operations software, not bidding software. Quoting and invoicing live elsewhere, and the jump from Launch to Optimize is steep if you only want geofencing. There is no trial, only a demo. Buy Swept when the contracts need running across many sites; buy CleanGuru when the bids are the bottleneck.

What we like

• Priced by location band, not by headcount, which matches commercial janitorial contracts with rotating part-time crews
• Unlimited users on every plan, with cleaner checklists and multilingual messaging for distributed teams
• Geofenced time tracking and break compliance on Optimize, built for contracts with proof-of-service requirements
• Inspections, supply tracking and a client portal on Scale at $225/month

Watch out for

• Bidding is not the focus: quoting and invoicing usually live in another tool
• Geofencing sits on Optimize at $150/month, five times the Launch price, and client-facing features sit on Scale
• No self-serve free trial published; getting started means booking a demo

#8

ZenMaid

Best for: Residential maid services on recurring routes that need scheduling and a booking form that prices jobs automatically

Visit zenmaid.com

Starting price$19/month (Starter, owner only, up to 40 appointments; $4/month per extra team member)

Free planNo — 14-day free trial

ZenMaid is the cheapest purpose-built start in this list, and it is built for residential maid services, not commercial janitorial work. Starter costs $19 a month for the owner only, covers up to forty appointments a month, and adds $4 a month for each extra team member. The booking form prices jobs by bedrooms and bathrooms automatically, recurring schedules are first-class, and automated texts keep clients and cleaners aligned. Pro costs $39 a month with extra members at $14 each.

The appointment cap is the limit to watch: forty a month suits a solo operator or a two-person team, and a busy service outgrows it fast. QuickBooks integration is still listed as coming soon, and there is no commercial bidding depth. Buy ZenMaid for residential routes; buy CleanGuru or QuoteIQ when the work is commercial bidding.

What we like

• Cheapest purpose-built option here at $19/month, built by former maid-service owners
• Booking form prices jobs by bedrooms and bathrooms automatically, and recurring schedules are first-class
• Automated texts keep clients and cleaners aligned, and the cleaner app works without GPS tracking on Starter
• Month-to-month billing with no contract and a 14-day free trial

Watch out for

• Starter caps at 40 appointments a month, so a busy solo cleaner outgrows it quickly; Pro is $39/month
• Every extra team member costs $4/month on Starter, $14 on Pro, so crew costs stack on top of the base price
• QuickBooks integration is listed as coming soon, and commercial janitorial bidding is not its job

#9

Mr. Task

Best for: Small cleaning contractors that want one job record from estimate to payment, with dispatch and offline mobile

Visit mrtask.com

Starting price$39.99/month (Solo, billed monthly; $399/year billed annually)

Free planNo — 14-day free trial

Mr. Task is a newer field-service platform built around a simple idea: one job record from first call to final payment. You build an estimate, convert it to a work order, dispatch it from a live board, and invoice with payment attached, all without leaving the job screen. Solo costs $39.99 a month for one user plus a bonus user, or $399 a year; Team costs $49.99 a month for five users at a limited-time 50% off; Business costs $199.99 a month.

It is not janitorial-specific, so bid calculations stay generic line items with no ISSA production rates, and the integration list is shorter than Jobber or Housecall Pro. The Team discount is time-limited, so budget on $99.99 a month once it ends. Buy Mr. Task when simplicity and one job record matter most; buy Jobber when integrations matter more.

What we like

• One job record from first call to final payment: estimate, work order, dispatch and invoice without leaving the job screen
• Mobile app gives techs navigation, checklists, offline mode and on-site signatures
• Simple published pricing with no per-user maze: Solo $39.99/month, Team $49.99/month for 5 users, Business $199.99/month
• Every plan starts with a 14-day free trial and no credit card required

Watch out for

• Not janitorial-specific, so bid calculations stay generic and there are no ISSA production rates
• Team is a limited-time 50% off $99.99/month, so the real long-term price is higher than the headline
• Newer platform with a smaller integration list than Jobber or Housecall Pro

#10

Aspire

Best for: Large janitorial and commercial cleaning companies, generally $1M+ in revenue, that need estimating plus real-time job costing

Visit youraspire.com

Starting priceCustom quote (flat monthly licence, unlimited users; demo only)

Free planNo — demo only

Aspire, now part of ServiceTitan, is the heavyweight option for commercial cleaning businesses that have outgrown simpler tools. Estimating uses templates and kits built on actual production factors, and the standout feature is what happens after the sale: real-time job costing compares estimated costs against actual labour and materials, so you learn which bids were profitable. The CRM keeps every opportunity visible from first quote to signed contract.

There is no published pricing, and the sales process is enterprise. Aspire names three tiers, Growth, Corporate and Enterprise, sized by revenue band, and charges one flat monthly licence with no per-user fee and no user limit. Reviewers report five-figure implementation fees, and payments and payroll are quoted on top. Buy Aspire when the company is large and job costing is the gap; buy Janitorial Manager when the budget is smaller.

What we like

• Estimating uses templates and kits built on actual production factors, not generic line items
• Real-time job costing compares estimated costs against actual labour and materials, so you learn which bids were profitable
• CRM keeps every opportunity visible from first quote to signed contract
• One flat monthly licence with no per-user charge and no user limit, with implementation and training included

Watch out for

• No published pricing: a custom quote is required, and third-party estimates run $300–$800/month before add-ons
• Enterprise-style sales process with a five-figure implementation fee reported by reviewers
• Aimed at established operations, not startups; payments, payroll and GPS fleet tracking are quoted on top

The best janitorial bidding software turns a walkthrough into a priced proposal a client can approve, without making you guess at labour, supplies or margin. We ranked the ten tools below by fit for the most common buyer — a small to mid-size janitorial firm bidding commercial work — starting with the bidding specialists and ending with the heavyweight platforms, and every price was checked against the vendor's own pricing page on November 8, 2026.

How to choose the best janitorial bidding software

• Check the pricing unit first. CleanGuru charges per module, Swept per location band, Jobber and ZenMaid per user, and Janitorial Manager per building. The unit, not the headline price, decides your bill.
• Ask where the production rates come from. Janitorial Manager uses ISSA 612 times; CleanGuru uses its own time engine; the general tools use your rates. A bid built on published rates is easier to defend.
• Decide whether the proposal is the whole job. CleanlyRun does proposals only. If you also need scheduling, time tracking and invoicing, a bundled tool costs less than two subscriptions.
• Test the proposal output. A bid wins work when it looks professional: branded themes, photos, e-signatures and follow-up tracking matter more than a long feature list.
• Count the seats before you buy. A one-user plan is cheap until the second cleaner needs a login. Price the tool at your real crew size, not at the solo rate.

Bidding is one system in your stack, not the whole stack. If the business also needs to be found online, our local SEO service covers the visibility side, and our guide to commercial cleaning apps covers the operations tools that run the work after a bid is won. Before you publish new pages for the services you sell, run your titles through the free SERP snippet preview tool — it shows exactly how the title and description will look in Google.

Whatever you shortlist, try it with a real bid before you pay. The trials in this list are long enough to price one genuine walkthrough — your building, your rates, your margins — and that bid tells you more than any review can. Check two things in the trial: that the calculator's cleaning times match what your crews actually take, and that the proposal looks like something a property manager would sign.

Janitorial bidding software pricing: what you will actually pay

Take a solo owner who bids five commercial jobs a month. On list prices, the subscription costs $19 a month on ZenMaid Starter, $24.95 on CleanlyRun, $29.99 on QuoteIQ, $30 on Swept Launch, $39.99 on Mr. Task Solo, $49 on Jobber Core billed monthly, $79 on CleanGuru Basic or Housecall Pro Basic billed monthly, and $1,000 on Janitorial Manager. Over a year, that is $228 on ZenMaid, $299.40 on CleanlyRun, $359.88 on QuoteIQ, $360 on Swept, $479.88 on Mr. Task, $588 on Jobber Core billed monthly, $948 on CleanGuru or Housecall Pro billed monthly, and $12,000 on Janitorial Manager.

Now add two cleaners, so the crew is three people. ZenMaid Starter becomes $27 a month, because each extra team member costs $4, which is $324 a year. Jobber Core needs two extra users at $29 each, taking it to $107 a month billed monthly, or $87 a month on the annual rate. Housecall Pro Basic covers one user, so the crew moves to Essentials at $149 a month billed annually. CleanGuru Basic still covers five users at $79, and Swept Launch still covers unlimited users at $30, so the per-location and per-module tools hold their price while the per-user tools climb.

Three costs sit outside every number above. First, the module and tier jumps: CleanGuru's all-module price is $129 a month, not $79, and Swept's geofencing needs Optimize at $150. Second, card processing on the invoices you send, charged per transaction rather than per month. Third, implementation: Aspire and Janitorial Manager both start with a demo and a custom proposal, and Aspire reviewers report a five-figure implementation fee. If you run a cleaning business rather than a janitorial firm, the accounting side differs too — see our guide to the best accounting software for cleaning businesses.

Annual billing cuts the bill on the general tools: Jobber Core drops from $49 to $29 a month, Housecall Pro Basic from $79 to $59, and Mr. Task Solo from $39.99 to $33.25 a month on the $399 annual plan. QuoteIQ gives two months free on annual billing. CleanGuru, CleanlyRun, Swept and ZenMaid publish no annual discount, so the monthly figure is the whole story. One more cost to check before you commit: a second crew is not always a second subscription, but on per-user tools it is close — price the second team before you commit to a tool for the first.

Know the difference: a bid calculator vs a quote template

The confusion in this category is between a price and a proposal. A quote template is a form: you type the numbers, it formats them nicely, and the client sees a tidy document. A bid calculator works the numbers out for you: it takes the walkthrough measurements, applies production rates for each task, adds labour, supplies and margin, and recommends a price. The template saves formatting time; the calculator stops you under-pricing the job.

Janitorial Manager and CleanGuru are bid calculators. Janitorial Manager uses ISSA 612 times, CleanGuru uses its own time engine, and both turn measurements into a recommended monthly price. QuoteIQ, Jobber, Housecall Pro and Mr. Task are closer to quote templates with good workflow: you set the line items and the rates, and the software formats, sends and tracks them. Neither approach is wrong, but they solve different problems. If your bids keep losing money, you need a calculator. If your bids look unprofessional, you need a template.

There is a second distinction worth knowing: a bid and a contract are not the same document. A bid is a price for a defined scope; a contract is the legal agreement that follows when the bid is accepted. CleanGuru and QuoteIQ both offer e-signatures on proposals, while CleanGuru's bidding module, per the vendor's own replies, has no e-signature built in — so check which document the client actually signs before you assume the deal closes inside the tool.

Quick comparison: tool type by need

Mistakes to avoid

• Budgeting on the solo price. A one-user plan is cheap until the second cleaner needs a login. Jobber adds $29 a month per user, Housecall Pro forces a tier jump, and ZenMaid adds $4 a month per person.
• Buying a calculator when you need a template, or the reverse. If your bids lose money, you need production rates; if they look unprofessional, you need proposal themes. Match the tool to the actual problem.
• Ignoring the pricing unit. Per-module, per-location, per-user and per-building pricing all look cheap at the headline. Model the bill at your real building and crew counts before you commit.
• Assuming the trial covers the whole workflow. A 14-day trial is long enough to price one bid, not to run a month of scheduling, inspections and invoicing. Test the bid first, then the operations.
• Forgetting the proposal is the sales document. A bid that arrives as a plain spreadsheet loses to a branded proposal with photos and e-signature, even at a higher price. Judge the output, not the feature list.

How we chose

We checked each vendor's own pricing page on November 8, 2026, using fresh search-index crawls of the vendors' own pages plus independent October and November 2026 reads, and recorded the starting price exactly as shown, including the annual-billing figure where the page lists one. We ranked the tools by fit for the most common buyer — a small to mid-size janitorial firm bidding commercial work — not by brand size. This list carries no review ratings because the G2 and Capterra review pages could not be opened on November 8, 2026, and we would rather show no rating than a stale or estimated one. Two prices need a note: older guides still list CleanGuru Basic at $59/month, but the vendor's own pricing page now lists $79 for one module, and that is the figure used here; Aspire's $300–$800/month range comes from third-party reviewers, not the vendor, so it is not asserted as a price and Aspire is listed as custom quote. No vendor paid for a place in this list, and none of the links here are affiliate links.

What to do next

Start with the trial of your top pick and price one real walkthrough through it. Check that the calculator's cleaning times match what your crews actually take, and that the proposal looks like something a property manager would sign, before you commit to a year. If the bids are sorted but new customers are not finding you, our local SEO service handles the visibility side — or compare providers in our guide to contractor bidding software. Once your tools are in place, find out what's holding your rankings back.

Sources we checked (10)

• CleanGuru pricing — cleanguru.com/pricing (checked November 8, 2026)
• Janitorial Manager pricing — janitorialmanager.com/plans-pricing (checked November 8, 2026)
• CleanlyRun pricing — cleanlyrun.com (checked November 8, 2026)
• QuoteIQ pricing — myquoteiq.com/pricing (checked November 8, 2026)
• Jobber pricing — getjobber.com/pricing (checked November 8, 2026)
• Housecall Pro pricing — housecallpro.com/pricing (checked November 8, 2026)
• Swept pricing — sweptworks.com (checked November 8, 2026)
• ZenMaid pricing — zenmaid.com/pricing (checked November 8, 2026)
• Mr. Task pricing — mrtask.com/pricing (checked November 8, 2026)
• Aspire plans — youraspire.com/aspire-plans (checked November 8, 2026)