10 Best Janitorial Software with Bid Management in 2026, Compared
Compare the 10 best janitorial software with bid management tools on price, proposals and job costing, with every price checked November 8, 2026.
Shamim Mia, Founder, SerpAstraLast verified November 8, 202615 min readWe compare pricing pages, documentation and public reviews. We never accept payment for rankings.
Key takeaways
- CleanGuru is the best fit for most janitorial firms at $79/month; Janitorial Manager follows for multi-building contracts at around $1,000/month, and CleanlyRun is the cheapest proposals-only option at $24.95/month.
- The single most important buying factor is the pricing unit: per bidding module, per user, per route, per job or per building — the same crew can cost $19 or $1,000 a month.
- Dedicated bidding tools are cheap but narrow: CleanlyRun does proposals only, so pair it with scheduling software, while all-in-one tools turn a won bid into a scheduled job.
- Two of the ten tools publish no starting price — Janitorial Manager starts around $1,000 a month and Aspire is custom-quoted — so budget them by quote, not by rate card.
On this page
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|---|---|---|
| CleanGuru | Small to mid-size janitorial firms that live on bids and want proposals, scheduling and inspections in one system | $79/mo | No (30-day trial) |
| Janitorial Manager | Commercial janitorial contractors running multi-building contracts that need bidding, inspections and job costing in one system | From ~$1,000/mo | No (demo only) |
| Aspire | Large janitorial and commercial cleaning companies over $1M in revenue that bid multi-crew contracts and track job costs | Custom quote | No (demo only) |
| Jobber | Growing cleaning crews that want quotes, scheduling, invoicing and payments in one polished field-service app | $49/mo | No (14-day trial) |
| Housecall Pro | Solo operators and small home-service crews that want estimates, a price book and job costing from day one | $79/mo | No (14-day trial) |
| QuoteIQ | Solo cleaners and small crews that want customers to price their own jobs on the company website | $29.99/mo | No (14-day trial) |
| ServiceM8 | Solo operators and two-person crews that want a free start and pay by job volume, not by headcount | Free; Starter $29/mo | Yes (free plan) |
| GorillaDesk | Small route-based cleaning crews that run recurring stops and want per-route pricing with free extra users | $49/mo | No (14-day trial) |
| ZenMaid | Residential maid services on recurring routes that want simple quotes, booking and cleaner GPS tracking | $19/mo | No (14-day trial) |
| CleanlyRun | Solo operators whose only software need is a professional janitorial proposal | $24.95/mo | No (30-day trial) |
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Request a listingThe best janitorial software with bid management
CleanGuru
Best for: Small to mid-size janitorial firms that live on bids and want proposals, scheduling and inspections in one system
CleanGuru grew out of janitorial bidding, and it shows in the workflow. You pick a building type, enter measurements from the walkthrough, and the calculator works out cleaning times, labor, supplies and margin, then produces a proposal. Basic costs $79 a month for one bidding module and 5 users, Guru costs $129 for all modules and 10 users, and Guru Plus costs $159 for 15 users, with extra cleaners at $5 each.
The catch is the module pricing. A firm that bids janitorial work and construction cleanup needs two modules, so the real entry price is often Guru at $129, not Basic at $79. There is also no e-signature in the proposal, so a client signs outside the document. Buy CleanGuru when bidding is the business and you want the proposal, the schedule and the inspection in one place.
What we like
- Built only for cleaning: the bidding calculator turns walkthrough measurements into labor, supply and margin figures
- More than 500,000 proposals created on the platform, with proposal themes and a client hub included
- Won bids flow into scheduling, timekeeping, invoicing and inspections without re-entering the job
- Phone support included, and reviewers praise the hands-on help for new bidders
Watch out for
- Basic covers only one bidding module, so a firm bidding several cleaning types pays $129/month for all modules
- Interface looks dated next to newer field-service tools, and proposals have no built-in e-signature
- No free plan, only a 30-day trial, and the entry tier caps at 5 users
Janitorial Manager
Best for: Commercial janitorial contractors running multi-building contracts that need bidding, inspections and job costing in one system
Janitorial Manager is the only tool here built specifically for commercial janitorial operations, and that focus shows in the bidding. The calculator uses ISSA cleaning times and task standards, so a bid comes from production rates instead of guesses, and Quick Bid covers a walkthrough that needs a same-day number. Pricing is quoted by building count, features and service level, starting around $1,000 a month.
What you get for that price is the whole contract lifecycle: bidding, scheduling, inspections, timekeeping, job costing per customer and location, and invoicing with ACH and card payments. The trade-off is the entry cost and the setup — there is no trial, and reviewers warn the learning curve is steep. Buy it when you run multi-building contracts and need to defend your price with numbers.
What we like
- Bid calculator built on ISSA cleaning times per square foot, so estimates rest on an industry standard
- Quick Bid covers walkthroughs that need a fast turnaround, and won bids become scheduled jobs
- Weighted inspection scoring and QR-code checklists prove the work to clients each quarter
- Job costing per customer and per location shows which contracts actually make money
Watch out for
- Starting tier is around $1,000 a month, which prices out solo operators and small maid services
- Quote-based pricing with no self-serve signup, so you start with a sales call, not a trial
- Reviewers warn the learning curve is significant, and every account needs a dedicated setup
Aspire
Best for: Large janitorial and commercial cleaning companies over $1M in revenue that bid multi-crew contracts and track job costs
Aspire, now part of the ServiceTitan family, 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 labor and materials, so you learn which bids were profitable and which were not.
Pricing is a single flat monthly license with no per-user charge and no user limit, quoted per company by size and complexity, with implementation, training and support included. There is no published price and no free trial, only a demo. Buy Aspire when the company is past $1M in revenue and bid accuracy decides the year, not the month.
What we like
- Estimating uses templates and kits built on actual production factors, not flat guesses
- Real-time job costing compares estimated costs against actual labor and materials after the sale
- One flat monthly license with unlimited users, covering implementation, training and support
- Three tiers (Growth, Corporate, Enterprise) sized to how large and complex the operation is
Watch out for
- No published pricing at all, so budgeting starts with a sales quote, not a rate card
- Enterprise-style sales process with implementation fees that reviewers put in five figures
- Heavy setup and a 4.1 ease-of-use score on Capterra, so small teams will find it slow to adopt
Jobber
Best for: Growing cleaning crews that want quotes, scheduling, invoicing and payments in one polished field-service app
Jobber is the best all-rounder in this list for a cleaning crew that does more than janitorial work. Core costs $49 a month for one user, or $29 a month billed annually, and covers quoting, scheduling, invoicing and online payments. Quotes can carry images, optional add-ons and markups, and an approved quote becomes a scheduled job in one click, which is exactly the handoff a busy crew needs.
The cost to watch is headcount. Every extra user is $29 a month, so a five-person crew pays $165 a month on Core, and automated quote follow-ups and job costing need Connect and Grow. Card processing runs 2.9% plus 30 cents. Pick Jobber when the crew sells several services and wants one polished system instead of a bidding tool plus a scheduler.
What we like
- Quotes with images, optional add-ons and markups, and one-click conversion of an approved quote into a job
- Automated quote and invoice follow-ups chase unanswered estimates without office work
- Rated 4.6 out of 5 on G2 across 533 reviews, the widest-reviewed field-service tool here
- Online booking, a client hub and card payments come standard, so a won bid can be paid fast
Watch out for
- Per-user pricing compounds fast: every extra user costs $29 a month on every plan
- Core covers one user, so a second person means Connect, and QuickBooks sync starts there too
- Quote follow-ups and job costing wait for Connect and Grow, not the $49 entry plan
Housecall Pro
Best for: Solo operators and small home-service crews that want estimates, a price book and job costing from day one
Housecall Pro suits a solo operator who wants estimates to look professional from the first job. Basic costs $79 a month billed monthly, or $59 billed annually, for one user, and it already includes estimates, a price book, job costing, online booking, scheduling and review management. Essentials costs $149 a month billed annually for five users and adds QuickBooks sync, GPS tracking and checklists.
The trap is the second seat. Basic is a one-user plan with no way to add a single extra user, so hiring one helper means jumping to Essentials at $149 a month billed annually. Card processing starts at 2.59% and bank payments at 1%. Choose Housecall Pro when you work alone and want the estimate, the schedule and the payment in one app.
What we like
- Estimates and invoices with a price book and job costing included on the entry Basic plan
- Online booking, scheduling, dispatch and review management in one app from the start
- Rated 4.7 out of 5 on Capterra across roughly 2,700 reviews, the deepest review base here
- Card payments at 2.59% and bank payments at 1%, with consumer financing built in
Watch out for
- Basic covers one user only, and a second person forces Essentials at $149 a month
- No QuickBooks Online sync, GPS tracking or checklists on Basic; they start on Essentials
- Add-ons for marketing, phone and payroll pile up, and reviewers flag the total bill as it grows
QuoteIQ
Best for: Solo cleaners and small crews that want customers to price their own jobs on the company website
QuoteIQ owns one lane no other tool here does: letting the customer do the quoting. Its InstaQuote widget sits on your website so a prospect enters their details and gets a real number at any hour, then books the job. Essentials costs $29.99 a month for one user, with Beginner at $99.99 for two users, Pro at $199.99 for four, and Elite at $299.99 for ten.
The standard estimates are solid too, with line items, photos, terms and e-signatures, plus an AI Estimator on every plan. The limit is the job type: self-quoting works when the work is predictable enough to price sight unseen, which fits residential cleans far better than commercial bids that depend on a walkthrough. Buy QuoteIQ when website leads should price themselves.
What we like
- InstaQuote widget lets prospects enter details on your website and get a real number instantly
- Estimates carry line items, photos, terms and e-signatures, and approved quotes become jobs
- AI Estimator and satellite property measurement help price jobs without a site visit
- Every plan includes recurring jobs, invoice subscriptions and online payments
Watch out for
- Self-quoting fits predictable residential work, not commercial bids that depend on a walkthrough
- Higher tiers climb fast: Pro is $199.99 and Elite $299.99 a month for larger teams
- Built for home services broadly, so janitorial-specific workflows like inspections are thinner
ServiceM8
Best for: Solo operators and two-person crews that want a free start and pay by job volume, not by headcount
ServiceM8 charges by jobs, not by people, which suits a cleaning crew that hires fast. The free plan covers one user and 30 new jobs a month with scheduling, quoting, invoicing and payments, and Starter costs $29 a month for 50 jobs with unlimited users. Growing costs $79 for 150 jobs and adds proposals with images, and Premium costs $149 for 500 jobs with job costing.
The limit is volume, not headcount: a crew doing 120 jobs a month needs Growing at $79, whatever the team size. The other catch is Apple-first design — the full field app needs iPhone or iPad, so an Android crew should test it first. Pick ServiceM8 when you want a free start and a bill that grows with completed jobs, not with hires.
What we like
- The only free plan here: one user and 30 jobs a month at $0, with quoting included
- Unlimited users on every paid plan, so adding staff never adds a per-seat fee
- Quotes, scheduling, invoicing and payments live in one app with a strong iPhone field app
- Rated 4.5 out of 5 on Capterra across 311 reviews, with ease of use the most praised trait
Watch out for
- Priced by new jobs a month, so a busy month can push you into the next tier without warning
- Full field app is iPhone and iPad only; Android crews get a limited experience
- Proposals with images and multiple-choice options wait for Growing at $79 a month
GorillaDesk
Best for: Small route-based cleaning crews that run recurring stops and want per-route pricing with free extra users
GorillaDesk is built for route work: pest control, lawn care, pool service and cleaning crews that run the same stops every week. Basic costs $49 a month for one route, or $539 a year, and includes quotes and estimates, scheduling, invoicing, card processing and a mobile app, with unlimited office and crew users free. Pro costs $99 a route and adds subscription billing and route optimization.
The pricing unit is the thing to get right. A route is one schedule, not one person, so a crew that rides together shares one route and one $49 bill, while a crew that splits into separate schedules pays per route. Estimates are solid but not a janitorial bid calculator. Pick GorillaDesk when the business is recurring routes and the crew size should not decide the bill.
What we like
- Quote and estimate creation included on Basic, with unlimited office and crew users free
- Recurring-service billing and route optimization fit crews that clean the same stops weekly
- Rated 4.8 out of 5 on Capterra across 277 reviews, with support responsiveness praised most
- Month-to-month billing with no contract, and accounts can be frozen for seasonal businesses
Watch out for
- Priced per route, not per user, so a crew that splits into separate schedules pays for each one
- Estimates are solid but janitorial bid calculators with production rates are not the focus
- Route pricing makes the second and third routes cost more than the first on Basic
ZenMaid
Best for: Residential maid services on recurring routes that want simple quotes, booking and cleaner GPS tracking
ZenMaid is the residential maid service specialist, and its pricing is the gentlest in this list. Starter costs $19 a month for the owner, plus $4 a month per extra team member, and covers up to 40 appointments a month with scheduling, dispatch, invoicing and online payments. Pro costs $39 a month plus $14 per member and removes the appointment cap, adding checklists, GPS tracking, booking forms and payroll.
The quotes are the weak spot for a janitorial buyer: simple estimate templates rather than a bid calculator with production rates, so commercial walkthroughs need another tool. The 40-appointment cap also bites fast, at roughly nine weekly recurring clients. Choose ZenMaid when the business is recurring home cleans and the bid is a simple quote, not a commercial proposal.
What we like
- Cheapest paid start here at $19 a month, with online booking forms built for maid services
- Quotes, invoicing, payroll and cleaner GPS tracking tuned for recurring home cleanings
- Rated 4.7 out of 5 on Capterra across 205 reviews, with support praised in review after review
- No contracts and month-to-month billing, with free contact import to get started
Watch out for
- Quotes are simple email estimate templates compared with janitorial bid calculators
- Starter caps at 40 appointments a month, so about nine weekly recurring clients fill it
- Every profile beyond the owner costs extra ($4 a month on Starter), so team costs climb per cleaner
CleanlyRun
Best for: Solo operators whose only software need is a professional janitorial proposal
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 with unlimited bid creation, and Janitorial Plus costs $34.95, while Janitorial Ultra is listed at $24.95, discounted from $44.95.
The trade-off is scope: there is no scheduling, no time tracking, no invoicing and no mobile app for cleaners, so the work gets run somewhere else. There is also no G2 or Capterra listing, which makes it hard to check how it performs at scale. Buy CleanlyRun when the only gap in the business is the proposal itself.
What we like
- Cheapest dedicated bidding tool here at $24.95 a month, with unlimited bid creation
- Seven-step Bidware walks a walkthrough through measurements, workloading and pricing scenarios
- Price recalculates instantly when you change a margin or assumption, with 24 proposal themes
- Covers janitorial, construction cleanup, residential and apartment move-out bids in one plan
Watch out for
- Bidding only: no scheduling, timekeeping, invoicing or crew management of any kind
- No mobile app for cleaners and no G2 or Capterra listing to check against other buyers
- Proposal themes are fixed at 24, and there is no e-signature or client reminder built in
The best janitorial software with bid management turns a walkthrough into a priced proposal in minutes, then turns the won bid into a scheduled job without retyping anything. We ranked the ten tools below by fit for the most common buyer — a janitorial firm that wins work through proposals — starting with the bidding specialists and ending with the cheapest proposals-only option, and every price was checked against the vendor's own pricing page on November 8, 2026.
How to choose the best janitorial software with bid management
- Start with the pricing unit, not the headline price. CleanGuru charges per bidding module, Jobber and Housecall Pro per user, GorillaDesk per route, ServiceM8 per job and Janitorial Manager per building. The unit decides what a five-person crew actually pays.
- Check how the bid price is calculated. A bid calculator uses production rates such as ISSA cleaning times per square foot; a quote template just formats a price you worked out elsewhere. Commercial walkthroughs need the calculator.
- Follow the won bid into the job. CleanGuru, Janitorial Manager, Jobber and Housecall Pro turn an approved bid into a scheduled job and an invoice. CleanlyRun stops at the proposal, so you still need scheduling software.
- Count the seats, routes and jobs before you compare. Jobber Core covers one user, ZenMaid Starter caps at 40 appointments, and ServiceM8 Starter caps at 50 jobs — the cap you hit first is your real starting price.
- Test the proposal on a real building. Run two or three genuine walkthroughs through the trial and send the proposals to a friendly client. If the numbers look wrong or the document looks cheap, the tool is wrong for you.
Bid software is one system in the stack, not the whole stack. If the business also needs to be found online, our local SEO service covers the visibility side for cleaning companies. And before you publish the service pages the bids point to, 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 real walkthrough data before you pay. The trials in this list run 14 to 30 days, which is enough to price three genuine bids and see whether the production rates match your crews. Check two things in the trial: that the bid price survives a real building, and that the proposal is something you would be proud to send. Every tool here converts an approved bid into work, except CleanlyRun, so there is no reason to buy before you have sent a real proposal.
Janitorial software with bid management pricing: what you will actually pay
Take a five-person janitorial firm that bids about ten commercial jobs a month. On list prices billed monthly, the subscription costs $19 a month on ZenMaid Starter, $24.95 on CleanlyRun, $29 on ServiceM8 Starter, $29.99 on QuoteIQ Essentials, $49 on Jobber Core or GorillaDesk Basic, $79 on CleanGuru Basic or Housecall Pro Basic, and around $1,000 on Janitorial Manager, with Aspire quoted separately. Four of those numbers need adjusting before they are real.
First, ZenMaid charges per profile beyond the owner, so a five-person crew pays $19 plus $4 for each of the four extra members, which is $35 a month. Second, Jobber Core covers one user, so four extra users at $29 each bring it to $165 a month. Third, Housecall Pro Basic is a one-user plan with no add-a-seat option, so a five-person crew needs Essentials at $189 a month billed monthly. Fourth, GorillaDesk charges per route, and a crew that rides together shares one route at $49 — but a crew that splits into separate schedules pays per route.
Over a year, that is $299.40 on CleanlyRun, $348 on ServiceM8 Starter, $359.88 on QuoteIQ Essentials, $420 on ZenMaid Starter for five people, $588 on GorillaDesk Basic for one route, $948 on CleanGuru Basic, $1,980 on Jobber Core for five users, $2,268 on Housecall Pro Essentials, and around $12,000 on Janitorial Manager. The same five people and the same ten bids cost $299 a year at the cheap end and $12,000 at the dear end — a gap that comes entirely from pricing units and seat counts, not from features. If the firm also sells residential work, our guide to the best commercial cleaning apps covers the tools that handle both sides.
Three costs sit outside every number above. First, card processing on the invoices you send, which runs 2.59% to 2.9% plus 30 cents per transaction on most tools here. Second, SMS and messaging credits, which are billed on top of the subscription on ZenMaid, ServiceM8 and GorillaDesk. Third, implementation: Janitorial Manager and Aspire both start with a sales process and a dedicated setup, and Aspire reviewers report implementation fees in five figures, so budget for onboarding, not just the license.
Know the difference: a bid calculator vs a quote template
The confusion in this category is between a tool that prices the job and a tool that formats the price. A bid calculator takes the walkthrough measurements — square footage, floor types, fixture counts, frequency — and works out labor hours, supplies and margin from production rates, such as the ISSA cleaning times per square foot that Janitorial Manager builds on. Change the frequency or the margin and the price recalculates. A quote template is a document with blanks: you type in the price you worked out on paper or in a spreadsheet, and the tool makes it look professional.
That difference decides which tool fits which job. Commercial janitorial bids, with multi-building contracts that run for years, need the calculator, because a 10% error in labor hours compounds across every visit for the life of the contract. Residential quotes, where the cleaner has seen a hundred similar homes, work fine on a template — ZenMaid's simple estimates and QuoteIQ's self-quoting both assume the job is predictable enough to price without a walkthrough.
There is a second, quieter confusion: e-signature is not the same as a proposal. CleanGuru, CleanlyRun and ZenMaid all produce polished proposals, but CleanGuru's proposals have no built-in e-signature and CleanlyRun has no client reminders, so a proposal the client cannot sign in the document adds days to the close. QuoteIQ and Jobber both let clients approve and sign online, which is why their close rates hold up better on fast-moving residential work.
Quick comparison: tool type by need
| Buyer | Best pick | Why |
|---|---|---|
| Janitorial firm that lives on bids | CleanGuru | Bidding calculator built for cleaning, from $79/month |
| Multi-building commercial contracts | Janitorial Manager | ISSA-based bidding plus inspections, from ~$1,000/month |
| Large company over $1M revenue | Aspire | Template estimating with real-time job costing, custom quote |
| Growing crew, several services | Jobber | Polished quoting that becomes a job, from $49/month |
| Solo operator, estimates from day one | Housecall Pro | Price book and job costing on Basic, from $79/month |
| Customers who should quote themselves | QuoteIQ | InstaQuote self-quoting on your website, from $29.99/month |
| Free start, pay by jobs done | ServiceM8 | Free for 30 jobs a month, Starter is $29/month |
| Recurring route crews | GorillaDesk | Per-route pricing with free users, from $49/month |
| Residential maid service | ZenMaid | Simple quotes and booking, from $19/month |
| Proposals only, nothing else | CleanlyRun | Professional bids for $24.95/month, no scheduling |
Mistakes to avoid
- Budgeting on the headline price. Jobber Core at $49 covers one user, Housecall Pro Basic at $79 covers one user, and ZenMaid Starter at $19 covers the owner only. The five-person price is $165, $189 and $35 respectively — compare tools on that number.
- Buying a quote template for a commercial bid. A template cannot tell you whether the labor hours are right. If the contract runs for years across several buildings, the calculator in CleanGuru, Janitorial Manager or Aspire is the point, not a nice extra.
- Ignoring the pricing unit. Per-user, per-route, per-job and per-building prices scale in completely different directions. A crew that splits into separate routes pays GorillaDesk per route, and a crew doing 120 jobs a month pays ServiceM8 Growing, not Starter.
- Paying for the enterprise tool before the revenue supports it. Janitorial Manager starts around $1,000 a month and Aspire needs a five-figure implementation. A firm under $1M in revenue will get more from CleanGuru or Jobber and can move up when the contracts justify it.
- Forgetting the close. A proposal without e-signature or reminders sits in an inbox. If clients are slow to sign, pick a tool that lets them approve online — QuoteIQ and Jobber both do — instead of chasing signatures by phone.
How we chose
We checked each vendor's own pricing page on November 8, 2026 and recorded the starting price exactly as shown, including the annual-billing figure where the page lists one, and we ranked the tools by fit for the most common buyer — a janitorial firm that wins work through proposals — not by brand size. Two prices carry a note: CleanGuru's $79 is the current Basic plan on its own pricing page, while some older directories still show a $59 Basic plan that no longer matches the page, and Janitorial Manager's $1,000 starting figure is the tier shown on its pricing page, though one third-party guide estimates $300 to $700 a month on a quote. Ratings come only from G2 or Capterra pages with the score and review count shown; CleanGuru, CleanlyRun and GorillaDesk carry no rating here because their review pages could not be verified with a score and count today, and we would rather show no rating than a stale or estimated one. 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 free plan or trial of your top pick and price three real walkthroughs through it. Check that the bid price matches what your crews actually cost, and that the proposal is a document you would be proud to send, 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 the wider field in our guide to the best accounting software for cleaning business. Once your tools are in place, find out what's holding your rankings back.
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Get a free audit→Sources we checked (17)
- CleanGuru pricing — cleanguru.com/pricing (checked November 8, 2026)
- CleanlyRun pricing — cleanlyrun.com (checked November 8, 2026)
- QuoteIQ pricing — myquoteiq.com/pricing (checked November 8, 2026)
- ZenMaid pricing — get.zenmaid.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)
- ServiceM8 pricing — servicem8.com/pricing (checked November 8, 2026)
- GorillaDesk pricing — gorilladesk.com/pricing (checked November 8, 2026)
- Janitorial Manager pricing — janitorialmanager.com/pricing (checked November 8, 2026)
- Aspire plans — youraspire.com/aspire-plans (checked November 8, 2026)
- Jobber reviews — G2 (checked November 8, 2026)
- Housecall Pro reviews — G2 (checked November 8, 2026)
- ServiceM8 reviews — Capterra (checked November 8, 2026)
- ZenMaid reviews — Capterra (checked November 8, 2026)
- Janitorial Manager reviews — Capterra (checked November 8, 2026)
- Aspire reviews — Capterra (checked November 8, 2026)
- QuoteIQ reviews — Capterra (checked November 8, 2026)
Shamim
Founder of SerpAstra
A full-stack SEO and digital marketer who spends most days on Local SEO for dental practices, AI search visibility and lead generation.
Frequently asked questions
What is the best janitorial software with bid management?
CleanGuru is the best fit for most janitorial firms: a bidding calculator built for cleaning, proposals, scheduling and inspections from $79/month. Janitorial Manager is the stronger pick for multi-building commercial contracts, and CleanlyRun is the cheapest option at $24.95/month when you only need proposals.
How much does janitorial software with bid management cost?
Entry prices run from $0 to around $1,000 a month. CleanlyRun costs $24.95/month and ZenMaid $19/month, while Jobber and GorillaDesk start at $49/month. Janitorial Manager starts around $1,000/month quoted by building count, and Aspire is custom-quoted, so large firms should budget by quote.
Is there free janitorial software with bid management?
Only one tool here has a free plan: ServiceM8 is free for one user and 30 jobs a month, with quoting included. Every other tool offers a free trial instead, usually 14 days, with CleanGuru and CleanlyRun offering 30 days. Trials are long enough to price two or three real bids before paying.
What is the difference between a bid calculator and a quote template?
A bid calculator works out the price from measurements and production rates, such as ISSA cleaning times per square foot, so labor, supplies and margin are computed. A quote template is a form you fill with a price you worked out elsewhere. Calculators suit commercial walkthroughs; templates suit simple residential quotes.
Can I switch janitorial software later without losing my bids?
Yes, but plan the move between contracts. Export your client list, open bids, pricing templates and job history from the old tool, then rebuild the active bids in the new one and check the first two proposals line by line. Switching mid-bid risks quoting a client from two different price bases.
Do these tools handle invoicing after a bid is won?
Most do. CleanGuru, Jobber, Housecall Pro, QuoteIQ, ServiceM8 and GorillaDesk all turn a won bid into an invoice, and Janitorial Manager and Aspire add job costing on top. CleanlyRun is the exception: it creates proposals only, so invoicing and scheduling live in another tool.
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