How we make this list: we compare pricing pages, product documentation and public user reviews. Rankite is independent; if a vendor ever pays for a featured spot, that listing is clearly labeled Partner.
Key takeaways
- CleanlyRun is the cheapest dedicated bidding tool at $24.95/month with a 30-day trial, built for owners who only need proposals.
- CleanGuru starts at $79/month for one bidding module, while Janitorial Manager is quote-based and priced by building, starting around $1,000/month.
- QuoteIQ, Jobber, Housecall Pro, and Mr. Task bundle bidding with scheduling, invoicing, and payments, so one subscription covers the whole job.
- Swept, ZenMaid, and Otuvy shine after the contract is signed: crew tracking, inspections, and quality data that protect your margins.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 CleanGuru | janitorial firms that live in bidding | From $79/mo (Basic, 1 bidding module) | Free trial (14 days) |
 Janitorial Manager | multi-building commercial contracts | From ~$1,000/mo (quoted by buildings) | No |
 CleanlyRun | solo operators who only need proposals | From $24.95/mo | Free trial (30 days) |
 QuoteIQ | self-serve quotes from your website | From $29.99/mo (Beginner, 1 user) | Free trial (14 days) |
 Jobber | mixed residential and light commercial | From $29/mo (billed annually, 1 user) | Free trial |
 Housecall Pro | home-service teams wanting all-in-one | From $59/mo (billed annually, 1 user) | Free trial (14 days) |
 Mr. Task | small contractors, estimate to payment | From $39.99/mo (Solo $399/yr) | Free trial (14 days) |
 Swept | multi-location crew coordination | From $30/mo | No |
 ZenMaid | residential maid services on routes | From $19/mo (Starter) | Free trial (14 days) |
 Otuvy | inspection data that backs up bids | See website | No |
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We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
The best janitorial bidding software
Most janitorial companies do not lose bids on price. They lose them on paperwork: a walkthrough measured on a clipboard, a proposal that takes a week to produce, and a competitor who sent a polished quote the same afternoon. Bidding software fixes the unglamorous parts. It turns room-by-room measurements into labor hours, labor hours into a price with your margin baked in, and the whole thing into a proposal a prospect can sign on a phone.
Starting priceFrom $79/mo (Basic, 1 bidding module)
Free planFree trial (14 days)
CleanGuru grew out of janitorial bidding, and it shows in the workflow. You pick a building type, enter measurements from the walkthrough, and the software calculates labor, supplies, and margin, then produces a proposal. Invoicing bills consumable supplies alongside cleaning services, which most general tools cannot do, and the Inspecting app pulls its checklist straight from the bid.
Pricing is module-based, so read it carefully. Basic at $79/month covers one bidding module; Guru at $129/month and Guru Plus at $159/month include all modules with more cleaners. Extra cleaners run $5/month each. There is a 14-day free trial, and the company lists phone support at 888-531-4878. If bidding is your bottleneck rather than crew management, this is the most purpose-built option on the list.
What we like- Bidding is the product, not an add-on
- Modules for janitorial, construction, maid, carpet, and more
- Invoicing and scheduling included
- QuickBooks connection on higher plans
Watch out for- Module pricing means the full platform costs more than the headline
- No free plan
- Smaller review base than general field-service tools
Starting priceFrom ~$1,000/mo (quoted by buildings)
Free planNo
When you bid multi-building commercial work, the estimate has to survive an audit. Janitorial Manager builds its bid calculator on ISSA cleaning times per square foot, so your numbers have an industry standard behind them. The real payoff comes after the signature: the accepted bid carries straight through to scheduling, inspections, work orders, and job costing, so you can see whether the building is actually profitable.
Pricing is quoted by building rather than by seat, starting around $1,000/month per the company's own materials. That puts it firmly in the mid-market and up. Support runs Monday through Friday, 8:30 AM to 7 PM Eastern, and the sales process starts with a discovery call. If you run a handful of accounts and want one system from bid to inspection, the price can be justified. If you are a solo operator, start with a cheaper bidder.
What we like- Bid calculator built on ISSA time and task standards
- Accepted bids flow into scheduling, inspections, and job costing
- QR-code proof of service
- Strong multi-location support
Watch out for- Quote-based pricing with no self-serve signup
- Starting cost puts it out of reach for small shops
- Sales-led onboarding takes longer
Starting priceFrom $24.95/mo
Free planFree trial (30 days)
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. The pricing screen recalculates instantly when you change assumptions, which makes "what if" margin testing fast. It covers janitorial, construction cleanup, residential, and apartment move-out bids, plus specialty work and supply sales.
At $24.95/month for the Basic and Ultra plans ($34.95 for Plus), it costs less than a pizza delivery a month, in the company's own words. There is a 30-day free trial and no contract. The tradeoff is scope: there is no scheduling, timekeeping, or crew management, so the work gets run somewhere else. For an owner-operator whose only software need is a professional proposal, that is a fair trade.
What we like- Cheapest dedicated bidding tool here
- Step-by-step bid creation with workloading and pricing screens
- Dozens of sample bids to learn from
- No long-term contract, cancel anytime
Watch out for- Bidding only, no scheduling or crew tools
- Dated interface
- No native CRM or accounting integrations
Starting priceFrom $29.99/mo (Beginner, 1 user)
Free planFree trial (14 days)
QuoteIQ owns an interesting lane: letting the customer do the quoting. Its InstaQuote widget embeds on your website so prospects enter their details and get a real number any time of day, then book the job. For janitorial companies chasing recurring commercial work, the standard estimates with line items, photos, terms, and e-signatures matter more, and those are solid too.
Pricing starts at $29.99/month for one user on Beginner and steps up through Pro, Elite, and Max to $699.99/month for 20 users. Every plan includes a 14-day trial, and there are no contracts. The company was founded by working contractors, and the mobile apps are well reviewed. If your bottleneck is speed to quote rather than bid math, QuoteIQ is worth a trial.
What we like- InstaQuote lets prospects price their own jobs on your website
- AI estimator drafts quotes from job photos
- No contracts, month-to-month
- 14-day trial with full access
Watch out for- Built for home services broadly, not janitorial specifically
- Higher tiers climb fast ($699.99/mo for 20 users)
- AI features cost extra credits on some plans
Starting priceFrom $29/mo (billed annually, 1 user)
Free planFree trial
Jobber is the generalist benchmark most cleaning operators have already seen. Quotes use customizable templates with signature approvals and automated follow-up reminders, and accepted quotes convert to jobs with scheduling, dispatch, and invoicing attached. The client hub lets customers approve quotes and pay invoices themselves, which shortens the sales cycle.
The entry Core plan is $29/month billed annually for one user ($49 month to month), and there is a free trial with no credit card required. Per-user pricing is the thing to watch: a five-person crew multiplies the bill, and profit-margin tracking per job sits on the Grow and Scale tiers. For mixed residential and light commercial operations that want one subscription for everything, Jobber remains the safe default.
What we like- Quoting, scheduling, invoicing, and payments in one platform
- Client hub lets customers approve quotes online
- QuickBooks and Xero sync
- Large user base and mature mobile apps
Watch out for- Per-user pricing adds up with bigger crews
- Janitorial-specific bid math is thinner than CleanGuru or Janitorial Manager
- Job costing with margins needs higher tiers
Starting priceFrom $59/mo (billed annually, 1 user)
Free planFree trial (14 days)
Housecall Pro leans residential, which suits cleaning companies doing homes, apartments, and small offices. Estimates feed into scheduling and dispatch, online booking captures after-hours leads, and payments run through the platform with card processing from 2.59 percent. The MAX plan adds a sales proposal tool, recurring service plans, route optimization, and open API access.
Pricing starts at $59/month billed annually for one user on Basic ($79 month to month), with Essentials at $149 and MAX at $299 on annual billing. There is a 14-day free trial with no credit card, and the company does not require long-term contracts. If your work is mostly residential and you want the estimate-to-payment loop in one place, it is a strong fit. For commercial janitorial bid math, the specialists above go deeper.
What we like- Estimates, scheduling, dispatch, payments, and review management together
- Sales proposal tool on MAX
- No long-term contracts
- Live phone and chat support on every plan
Watch out for- $59/month starting price is double Jobber's entry
- QuickBooks sync sits on the $149 tier
- Vehicle GPS is an add-on rather than crew geofencing
Starting priceFrom $39.99/mo (Solo $399/yr)
Free planFree trial (14 days)
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. The mobile app gives techs navigation, checklists, offline mode, and on-site signatures.
Pricing is refreshingly simple: Solo at $399/year, Team at $999/year, and Business at $1,999/year, billed annually, with a monthly option from $39.99. Every plan starts with a 14-day free trial and no credit card. For a small cleaning contractor that wants modern software without per-user math, the flat annual pricing is easy to budget. It is not janitorial-specific, so bid calculations stay generic.
What we like- Estimates convert to work orders to invoices in one flow
- QuickBooks sync
- Dispatch board with real-time tech locations
- 14-day trial with no credit card
Watch out for- Newer and smaller than Jobber or Housecall Pro
- Janitorial-specific features are limited
- Annual billing is the headline price
Starting priceFrom $30/mo
Free planNo
Swept is really an operations tool that helps you win bids indirectly. Its pitch: organized crews, documented inspections, and professional client communication give you an edge when bidding new accounts. Location-based scheduling, cleaning instructions per site, supply tracking, and a client portal keep multi-site work tight, and managers get no-show alerts and payroll exports.
Pricing starts at $30/month with Optimize at $150 and Scale at $225, priced by location in bands rather than per user. Live chat support runs Monday through Friday, 9 AM to 5 PM Eastern. If your bidding is already handled and your problem is proving consistent service across buildings, Swept fits. If you need the estimate itself, pair it with a dedicated bidder.
What we like- Location-based scheduling, messaging, and checklists
- Geofenced timekeeping on higher tiers
- Inspections and client portal
- Priced by location, not per cleaner
Watch out for- Bidding features are minimal
- No free trial listed
- Inspections and geofencing need the $150+ tiers
Starting priceFrom $19/mo (Starter)
Free planFree trial (14 days)
ZenMaid is the residential maid service specialist. Scheduling, automated reminders, online booking, invoicing through Stripe and Square, and cleaner GPS tracking are all tuned for recurring home cleanings. Quotes exist but are simple compared with janitorial bid calculators; the strength is running routes, not winning commercial contracts.
Pricing is gentle: Starter at $19/month (up to 40 appointments), Pro at $39/month (unlimited), and Pro Max at $49/month with data export, Mailchimp and Zapier integrations, and priority support. There is a 14-day free trial, no contract, and free contact import. For a maid service, it is the obvious shortlist. For commercial janitorial bidding, look at the top of this list instead.
What we like- Built specifically for maid services
- Automated client and cleaner communications
- Online booking forms
- No contracts, month-to-month
Watch out for- Residential focus, weak for commercial janitorial bidding
- Starter caps at 40 appointments a month
- SMS charges are extra
- Data export needs Pro Max
Starting priceSee website
Free planNo
Otuvy, formerly CleanTelligent, sells quality management for commercial cleaning. Custom inspection templates, photo documentation, eSignatures, and work order automation generate the data that proves you are delivering what the contract promised. That data becomes bid ammunition at renewal time: instead of promising quality, you show the reports.
There is no published pricing, so expect a sales conversation and pricing aimed at larger operations. Otuvy will not write your estimate, and it is the weakest fit on this list if bidding is all you need. It earns its place for contractors who lose renewals to cheaper competitors and need proof-of-performance to defend their price.
What we like- Tailored inspections that turn deficiencies into work orders
- Client portal with surveys and reports
- Data and dashboards that prove contract compliance
- Built by former building service contractors
Watch out for- No published pricing
- Inspections-first, not a bidding tool
- Likely priced for larger operations
Frequently asked questions
What is janitorial bidding software?
It is software that turns a building walkthrough into a priced proposal. You enter measurements, room types, and frequencies, and the tool calculates labor hours, supply costs, and your margin, then generates a professional proposal. Dedicated tools like CleanGuru and CleanlyRun focus on this workflow; broader platforms like Jobber include simpler quoting alongside scheduling and invoicing.
How much does janitorial bidding software cost?
Dedicated bidding tools run from $24.95/month (CleanlyRun) to $79/month and up (CleanGuru). All-in-one field service platforms run $29 to $59/month per user at entry level. Enterprise janitorial suites like Janitorial Manager are quoted by building and start around $1,000/month. Most vendors offer 14-day trials; CleanlyRun offers 30 days.
Can bidding software handle multi-building commercial contracts?
Yes, but pick the right tier. Janitorial Manager is built for this, with ISSA-based calculations and bids that flow into scheduling and inspections per building. CleanGuru handles mid-size operations well. Simple quoting tools in general field-service apps can struggle with the complexity of large facilities, so demo with a real building before committing.
Do I need separate software for bidding and operations?
Not necessarily. If bidding is your main pain, a dedicated tool like CleanGuru or CleanlyRun plus whatever you already use for scheduling can be enough. If you want one subscription, Jobber, Housecall Pro, QuoteIQ, or Mr. Task cover quoting through payment. Larger contractors often pair a bidding specialist with an operations platform like Swept or Janitorial Manager.
How accurate are the labor estimates?
Dedicated tools base labor on production rates, square footage, and task frequencies, with Janitorial Manager using ISSA standards. Accuracy still depends on your walkthrough: missed restrooms or wrong frequencies will throw off any calculator. Treat the software as a consistent starting point, then adjust with your own experience.
Is there a contract or can I cancel anytime?
Most tools here are month-to-month with no long-term contract, including ZenMaid, CleanlyRun, QuoteIQ, and Housecall Pro. Annual billing usually saves 15 to 25 percent. Janitorial Manager and Otuvy are quote-based and may involve annual agreements, so confirm terms during the sales process.
What to look for in janitorial bidding software
Match the tool to where you lose money. If bids go out late, you need speed: templates, mobile quoting, and e-signatures, which QuoteIQ and Jobber do well. If bids go out wrong, you need calculation depth: production rates, supply costing, and margin controls, where CleanGuru, CleanlyRun, and Janitorial Manager lead. Be honest about which problem is costing you contracts.
Check the bid math, not just the proposal design
A pretty proposal with bad math loses money politely. Ask how the tool calculates labor: does it use square footage and task frequencies, or does it just multiply hours you guess? Can it price supplies and specialty work like floor waxing? Does it show your margin per bid before you send it? Demo with a real walkthrough from a recent bid and compare the output with what you actually charged.
Count total cost at your crew size
Per-user pricing looks cheap until you multiply it. A $29/month plan for a ten-person crew is $290/month, while flat-rate tools like CleanGuru or Mr. Task cost the same whether you have three cleaners or thirty. Map each vendor's pricing to your actual headcount and building count, and ask what happens to the price when you add locations.
Verify what happens after the signature
The bid is the beginning, not the end. Check whether an accepted proposal converts into scheduled jobs, work orders, and invoices, or whether you will re-enter everything by hand. Janitorial Manager and the all-in-one platforms handle this natively. With dedicated bidders like CleanlyRun, confirm the export format works with your accounting software.
Confirm support hours and data export
Your crews work nights and weekends; check when support actually answers. Swept offers live chat weekdays 9 to 5 Eastern, Janitorial Manager 8:30 AM to 7 PM Eastern weekdays, and several vendors are chat-only on lower plans. Also confirm you can export your bids, client list, and history. ZenMaid, for example, reserves data export for its top tier, which matters if you ever switch.
Why most janitorial bids fail
Bids rarely fail on the final number alone. They fail earlier: the walkthrough misses a restroom bank, frequencies are guessed instead of specified, or the proposal arrives a week after the prospect has already chosen someone faster. Software fixes the process failures, not the pricing strategy. Standardized walkthrough forms, instant margin math, and same-day proposals remove the most common reasons contractors lose work they should have won.
The other quiet killer is underpricing from bad labor math. Guessing hours instead of calculating them from square footage and task times is how a contract that looked profitable becomes a loss by month three. This is the strongest argument for a dedicated bidding tool over a generic quote template: consistent production rates protect every bid the same way, even when a new salesperson writes it.
How we chose
We started from the tools cleaning businesses actually name when they talk about bidding: specialists like CleanGuru and CleanlyRun, commercial suites like Janitorial Manager, and general field-service platforms with quoting like Jobber and Housecall Pro. We checked that each product is live and selling today, and we opened every vendor homepage to confirm the URL.
Pricing comes only from the vendors' own pricing pages, which we opened directly: CleanGuru, QuoteIQ, Jobber, Housecall Pro, Swept, ZenMaid, Mr. Task, and CleanlyRun all publish their plans. Where a vendor does not publish pricing, we wrote "See website" instead of repeating third-party figures. We compared bid calculation depth, proposal output, what happens after acceptance, integrations, support hours, contract terms, and fit for different company sizes, and we read public reviews on Capterra, G2, and Trustpilot plus operator discussions on Reddit to catch the complaints vendors do not advertise.
Sources we checked (19)
- https://www.cleanguru.com/
- https://www.cleanguru.com/pricing/
- https://www.janitorialmanager.com/
- https://www.janitorialmanager.com/blog/best-cleaning-business-bid-and-quote-management-software/
- https://cleanlyrun.com/
- https://myquoteiq.com/
- https://www.getjobber.com/
- https://www.getjobber.com/pricing/
- https://www.housecallpro.com/
- https://www.housecallpro.com/pricing/
- https://mrtask.com/
- https://sweptworks.com/
- https://sweptworks.com/pricing
- https://www.zenmaid.com/
- https://www.zenmaid.com/pricing/
- https://www.otuvy.com/
- https://shifton.com/blog/best-janitorial-software/
- https://mrtask.com/blog/all-topics/best-janitorial-software-2026-billing-payroll-bidding-tools
- https://www.getjobber.com/academy/cleaning/best-janitorial-software/
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 spent more than a decade helping SaaS and e-commerce brands grow through search. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.