How we make this list: we compare pricing pages, product documentation and public user reviews. Ratings come from G2, Capterra or Trustpilot, with the date we checked them.
Key takeaways
- Janitorial Manager and Swept are built specifically for commercial cleaning companies, which shows in inspection, quality and multi-location workflows.
- Jobber and Housecall Pro are general field service tools with solid quoting, a better fit for residential and mixed-service cleaning businesses.
- ZenMaid at $19 per month is the cheapest purpose-built start, while Connecteam offers a free tier for up to 10 users.
- Pricing models vary: per user, per location, per completed job and flat tiers, so price the tool against your real crew size and location count.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 Janitorial Manager | Commercial contracts across multiple buildings | See website | No |
 Jobber | Residential and mixed-service cleaning | $29 per month (Core, billed annually, 1 user) | Free trial (14 days) |
 Housecall Pro | Home service businesses adding cleaning | $59 per month (Basic, billed annually, 1 user) | Free trial (14 days) |
 Swept | Janitorial companies managing cleaners across locations | $30 per month (per location) | Free trial |
 ZenMaid | Residential maid services on routes | $19 per month (Starter, up to 40 appointments per month) | Free trial (14 days) |
 CleanGuru | Small to mid-size companies that live on bids | $59 per month | Free trial (30 days) |
 Connecteam | Cleaning teams needing an all-in-one employee app | $29 per month (per hub) | Yes (free for up to 10 users) |
 BookingKoala | Small cleaning businesses wanting online booking | See website | Free trial |
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The best commercial cleaning apps
Starting priceSee website
Free planNo
Janitorial Manager is the strongest all-in-one pick for commercial cleaning companies that bid multi-building contracts and then have to run them, with work order management, QR code performance tracking, equipment tracking and employee performance reviews. Its job costing per customer and location suits commercial janitorial operations billing on terms.
Pricing is quote-based and priced by building count, starting around $1,000 per month in multiple guides, with no free trial offered. Janitorial Manager fits commercial janitorial operations with multi-building contracts that need quality inspections alongside operations data.
What we like- Strongest all-in-one pick for commercial cleaning
- QR code performance tracking
- Equipment tracking
- Employee performance reviews
Watch out for- Quote-based pricing from around $1,000 per month by building count
- No free trial
- Enterprise-oriented
#2Jobber
Best for: Residential and mixed-service cleaning4.6/5 on
G2 (530 reviews, checked Oct 2026)
Visit getjobber.com
Starting price$29 per month (Core, billed annually, 1 user)
Free planFree trial (14 days)
Jobber suits solo operators and small teams that want polished all-in-one field service, with recurring job scheduling, customisable quote templates, job checklists and QuickBooks sync in one package. Core costs $29 per month on annual billing for one user in most guides, though one janitorial guide cites $49 per month, so confirm the current tier.
Per-user add-ons compound with crew size, and its generalist design lacks cleaning-specific inspection depth. Jobber fits residential and mixed-service cleaning businesses that want quoting, scheduling, invoicing and payments in one polished system.
What we like- Polished all-in-one field service
- Recurring job scheduling
- Customisable quote templates
- Job checklists
- QuickBooks sync
Watch out for- Per-user add-ons compound with crew size
- Generalist tool, not cleaning-specific
- Core cited at $49 per month in one guide
#3Housecall Pro
Best for: Home service businesses adding cleaning4.3/5 on
G2 (205 reviews, checked Oct 2026)
Visit housecallpro.com
Starting price$59 per month (Basic, billed annually, 1 user)
Free planFree trial (14 days)
Housecall Pro suits home-service businesses adding cleaning services, with online booking, payments, consumer financing, a call answering service and sales funnel management. Basic costs $59 per month on annual billing for one user, with Essentials and Max tiers above it for larger teams.
Payroll runs through integrations rather than native processing, and the tool is a generalist rather than cleaning-specific. Housecall Pro fits mobile-first cleaning teams that invoice from the field and want booking plus payments plus financing in one system.
What we like- Booking plus payments and consumer financing
- Call answering service
- Sales funnel management
- Recurring payments
Watch out for- Higher entry price than Jobber or ZenMaid
- Payroll handled through integrations, not natively
- Generalist tool
#4Swept
Best for: Janitorial companies managing cleaners across locations4.3/5 on
G2 (9 reviews, checked Oct 2026)
Visit sweptworks.com
Starting price$30 per month (per location)
Free planFree trial
Swept is built for janitorial companies managing cleaners across locations, with location-based management, cleaner checklists, supply usage tracking, and team and client messaging. Launch costs $30 per month per location for 1 to 15 locations, with Optimize at $150 per month in one scheduling guide, and multilingual messaging plus geofenced time tracking that reduce payroll leakage.
Per-location pricing means a 50-location operation pays far more than a 5-location one, so model site count before committing. Swept fits commercial janitorial teams with 5 to 50 locations that need crew accountability across sites.
What we like- Location-based management
- Cleaner checklists
- Supply usage tracking
- Team and client messaging
- Multilingual messaging
Watch out for- Per-location pricing scales with site count
- Launch tier covers 1 to 15 locations
- No free plan in some guides
#5ZenMaid
Best for: Residential maid services on routes4.8/5 on
G2 (16 reviews, checked Oct 2026)
Visit zenmaid.com
Starting price$19 per month (Starter, up to 40 appointments per month)
Free planFree trial (14 days)
ZenMaid is the cheapest purpose-built option for residential maid services, with Starter at $19 per month for up to 40 appointments, plus $4 per seat in one guide, and Pro at $39 plus $14 per seat with unlimited appointments, automated texts and GPS tracking. Online booking, service ratings for quality control, and invoicing plus payment processing cover the core maid-service workflow.
The Starter appointment cap suits solo operators or two-person teams, while growing services need Pro. ZenMaid fits residential maid services on routes, especially solo operators and small teams with fewer than 40 appointments a month.
What we like- Cheapest purpose-built start
- Online booking
- Service ratings for quality control
- Invoicing and payment processing
Watch out for- Starter caps at 40 appointments per month
- Residential focus, not commercial janitorial
- Per-seat add-ons on higher tiers
Starting price$59 per month
Free planFree trial (30 days)
CleanGuru is the bidding specialist for small to mid-size cleaning companies that live on bids, pairing proposals with scheduling, inspections, employee time tracking and a client hub. Pricing is cited from $59 per month in one janitorial guide and $79 per month for one bidding module in another, with a 30-day free trial in one guide and 14 days in another.
Bidding depth exceeds full operations depth, so companies needing payroll or multi-building quality management may pair it with another tool. CleanGuru fits janitorial firms that win work through proposals and want professional bids plus scheduling in one system.
What we like- Bidding specialists pairing proposals with scheduling and inspections
- Job bidding and proposal development
- Employee time tracking
- Client hub
Watch out for- $79 per month for one bidding module in another guide
- Bidding focus over full operations depth
#7Connecteam
Best for: Cleaning teams needing an all-in-one employee app4.6/5 on
G2 (3,506 reviews, checked Oct 2026)
Visit connecteam.com
Starting price$29 per month (per hub)
Free planYes (free for up to 10 users)
Connecteam is the all-in-one employee app for cleaning teams, bundling in-app communication, hours tracking, flexible scheduling and payroll features most directly among the tools here, with published pricing from $29 per month per hub and a free tier for up to 10 users. That free tier is one of only two in this list, alongside CleanGuru's free scheduling for small teams.
Cleaning-specific workflows like inspections and quality management are thinner than Swept or Janitorial Manager. Connecteam fits cleaning teams that need an employee app for communication, scheduling and payroll, especially teams under 10 users starting free.
What we like- All-in-one employee app
- In-app communication
- Hours tracking
- Flexible scheduling
- Payroll features bundled most directly
Watch out for- Per-hub pricing for larger teams
- Cleaning-specific workflows thinner than Swept or Janitorial Manager
#8BookingKoala
Best for: Small cleaning businesses wanting online booking4.8/5 on
G2 (36 reviews, checked Oct 2026)
Visit bookingkoala.com
Starting priceSee website
Free planFree trial
BookingKoala is built around online booking for cleaning businesses, with a budget-friendly Starter reported from $27 per month and a Premium tier at $197 per month in one scheduling guide. Its website conversion focus suits residential businesses whose main problem is that their website does not convert visitors into bookings.
No simple entry price was published in the sources checked, so this article marks it "See website", and the Premium tier's automated follow-ups only pay when the lack of follow-ups measurably costs repeat customers. BookingKoala fits small residential cleaning businesses that want online booking on a budget and a simple setup.
What we like- Online booking built for cleaning businesses
- Budget-friendly
- Automated follow-ups on higher tiers
- Simple setup
Watch out for- No published simple entry price in sources checked, reported from $27 per month
- Premium tier at $197 per month in one guide
- Residential focus
How we chose
We compared apps on cleaning specificity, pricing model, crew and location fit, inspection and quality workflows, and the limits reviewers cite most often. Sources included three janitorial software guides, a cleaning business software comparison, and a scheduling guide with recommendations by business type. Where prices conflicted across guides, the article uses the most recent figure and notes the range. We did not claim hands-on testing.
What to check before you sign
Start with your business type, since the $19 cleaning-specialist tool beats the $199 generalist on job-one satisfaction almost every time, as long as you are actually a cleaning business and not a cleaning-plus-five-other-things business. Solo residential operators suit ZenMaid Starter, growing residential services suit ZenMaid Pro or BookingKoala, commercial janitorial with 5 to 50 locations suits Swept, and hybrid businesses suit Jobber.
Next, model pricing against your real crew and location counts. Per-user tools compound with hiring, per-location tools compound with new sites, and flat tiers cap appointments or products. A tool that looks cheap at 3 cleaners and 5 locations may cost triple at 15 cleaners and 30 locations.
Finally, trial with a real route, not demo data. Run a full week of real jobs, check cleaner checklists on site, test client messaging and inspections, and confirm invoicing and QuickBooks sync with your actual chart of accounts. Field adoption decides success: if cleaners will not use the app on site, the office features do not matter.
Frequently asked questions
What is the best commercial cleaning app?
For commercial janitorial contracts, Janitorial Manager or Swept. For residential and mixed-service cleaning, Jobber or Housecall Pro. For the cheapest start, ZenMaid at $19 per month. For online booking, BookingKoala. For an employee app, Connecteam free up to 10 users.
How much does cleaning business software cost?
From free at Connecteam for up to 10 users, through $19 per month at ZenMaid, $29 at Jobber and Connecteam, $30 per location at Swept, $59 at Housecall Pro and CleanGuru, to around $1,000 per month at Janitorial Manager for multi-building contracts.
Should a residential maid service use Janitorial Manager?
Usually not. Janitorial Manager targets commercial janitorial operations with multi-building contracts and quote-based pricing near $1,000 per month, while residential maid services get better value from ZenMaid, BookingKoala or Jobber.
What is the difference between per-user and per-location pricing?
Per-user pricing charges for every cleaner and office user, so the bill grows with the crew. Per-location pricing charges by site count, so the bill grows with new contracts. Choose the model that matches how your business grows.
Do cleaning apps handle payroll?
Some do directly, some through integrations. Connecteam and ZenMaid bundle payroll features most directly, Swept combines scheduling with cleaner payroll, and Jobber and Housecall Pro handle payroll through integrations rather than native processing.
Can I trial cleaning software before paying?
Most tools offer 14-day free trials, CleanGuru offers 30 days in one guide, and Connecteam is free for up to 10 users. Janitorial Manager offers no free trial and prices by quote, so request a demo instead.
Sources we checked (6)
- https://rankite.com/blog/best-janitorial-software-with-bid-management
- https://rankite.com/blog/best-janitorial-bidding-software
- https://rankite.com/blog/best-janitorial-software-with-payroll-management
- https://www.getjobber.com/academy/cleaning/best-janitorial-software/
- https://rankite.com/blog/best-software-for-cleaning-business
- https://kinja.com/software/best-scheduling-software-cleaning-businesses-2026
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Shihab Mia · Founder, Rankite
Shihab has 5+ years in B2B and SaaS SEO. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.