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 is the strongest all-in-one pick for commercial cleaning companies running multi-building contracts, with pricing quoted by building count from around $1,000 per month.
- Swept suits janitorial companies managing cleaners across locations, with scheduling, inspections, and crew accountability priced per location from $30 per month.
- Jobber and Housecall Pro are general field service tools with solid quoting, scheduling, and payments, a better fit for residential and mixed-service cleaning businesses.
- ZenMaid is the cheapest purpose-built option at $19 per month, ideal for residential maid services running recurring routes.
- Connecteam bundles workforce management with a free tier for up to 10 users, though it is not a full cleaning CRM or billing system.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 Janitorial Manager | Multi-building commercial contracts | From $1,000 per month | No |
 Swept | Multi-location crew coordination | From $30 per month | Free trial |
 Jobber | Residential and mixed-service cleaning | From $29 per month | Free trial |
 Housecall Pro | Home service teams with payments | From $59 per month | Free trial |
 CleanGuru | Bidding plus scheduling and inspections | From $79 per month | Free trial |
 ZenMaid | Residential maid routes | From $19 per month | Free trial |
 Connecteam | Workforce management for cleaning teams | $29 per month | Yes |
 BookingKoala | Online booking-led cleaning businesses | See website | Free trial |
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The best janitorial software apps
Starting priceFrom $1,000 per month
Free planNo
Janitorial Manager is the only tool in this list built specifically for commercial janitorial operations, and that focus shows in its workflows. It covers bidding, scheduling, inspections, timekeeping, job costing per customer and location, and invoicing with ACH and card payments in one system. For companies running multi-building contracts, job costing by location is the feature that protects margins, since it reveals which buildings make money and which quietly lose it.
Pricing is quoted by building count, features, and service level, starting from around $1,000 per month. That puts it out of reach for solo cleaners and small residential teams, but for commercial operators it replaces several separate tools. Implementation takes time, since the system is deep and configurable. Companies that win bids on multi-building contracts and then need to run them profitably will find Janitorial Manager the most complete option here.
What we like- Built specifically for commercial janitorial operations
- Job costing per customer and location
- Inspections, bidding, and invoicing in one system
Watch out for- Quote-based pricing from around $1,000 per month
- Overkill for solo cleaners
- Implementation takes time
#2Swept
Best for: Multi-location crew coordination4.3/5 on
G2 (9 reviews, checked Oct 2026)
Visit sweptworks.com
Starting priceFrom $30 per month
Free planFree trial
Swept helps janitorial companies manage cleaners across locations, with scheduling, time tracking, inspections, and messaging that keep managers in touch with distributed crews. Location-based pricing starts at $30 per month for the Launch plan covering 1 to 15 locations, which makes it affordable for growing commercial cleaners. Inspections and quality data help defend contracts at renewal time, since managers can show clients documented performance.
Swept is operations-focused, so quoting and invoicing usually live elsewhere, and teams should test how billing works alongside it. Some listings report no free plan, while others advertise a trial, so confirm trial terms before signing. For multi-location crew coordination, Swept offers the best accountability tools at a low entry price.
What we like- Priced per location from $30 per month
- Crew scheduling and accountability
- Inspections and quality data
Watch out for- Operations-focused, so quoting and invoicing need other tools
- No free plan on some listings
- Location bands raise cost as you grow
#3Jobber
Best for: Residential and mixed-service cleaning4.6/5 on
G2 (530 reviews, checked Oct 2026)
Visit getjobber.com
Starting priceFrom $29 per month
Free planFree trial
Jobber is a polished all-in-one field service platform that suits solo operators and small cleaning teams. It covers quoting, scheduling, dispatch, invoicing, and payments, with QuickBooks sync and a mobile app cleaners actually use. The Core plan starts at $29 per month billed annually for one user, with a 14-day free trial.
Watch per-user fees: a five-person crew costs far more than the headline $29, and automation features such as automatic payments and follow-ups need higher tiers. Commercial janitorial features such as multi-building job costing are lighter than Janitorial Manager. For residential and mixed-service cleaning businesses that want one polished app, Jobber is the strongest general choice.
What we like- Polished all-in-one field service app
- Quoting, scheduling, invoicing, and payments
- QuickBooks sync
Watch out for- Per-user fees turn $29 into much more for a crew
- Automation needs higher tiers
- Commercial janitorial features are lighter
#4Housecall Pro
Best for: Home service teams with payments4.3/5 on
G2 (205 reviews, checked Oct 2026)
Visit housecallpro.com
Starting priceFrom $59 per month
Free planFree trial
Housecall Pro is a home-service platform that suits cleaning businesses adding services alongside residential cleaning. It covers online booking, scheduling, dispatch, invoicing, and payments, plus consumer financing for larger jobs. The Basic plan starts at $59 per month billed annually for one user, with a 14-day free trial, and the mobile app is strong for field teams.
QuickBooks sync needs a higher tier, and card processing rates vary by method, from around 2.99 percent online to 3.49 percent for card on file, with ACH at 1 percent. On $10,000 in monthly billing, that gap is real money, so route payments toward ACH where clients allow. For home-service teams that want booking through payment in one system, Housecall Pro is a solid pick.
What we like- Booking plus payments and consumer financing
- Strong mobile app
- Dispatch and reminders
Watch out for- Higher entry price than Jobber
- QuickBooks sync needs a higher tier
- Processing rates vary by method
Starting priceFrom $79 per month
Free planFree trial
CleanGuru is a bidding specialist for janitorial firms that live on proposals. It pairs professional proposals with scheduling, inspections, supply billing, and invoicing, so a won bid flows into operations without re-entering data. Pricing is modular: recent guides list from $79 per month for one bidding module, with all modules and QuickBooks around $129, while other listings show $59, so confirm the module breakdown at checkout.
Modular pricing means the full platform costs more than the entry figure suggests, and the ecosystem is smaller than Jobber or Housecall Pro. For small to mid-size cleaning companies that win work through bids and need proposals that look professional, CleanGuru offers the best bidding-to-operations flow here.
What we like- Bidding specialist with proposals, scheduling, and inspections
- Supply billing and aging reports
- Free scheduling and timekeeping for small teams on some plans
Watch out for- Modular pricing means full features cost more
- Published starting prices vary by module
- Smaller ecosystem than Jobber
#6ZenMaid
Best for: Residential maid routes4.8/5 on
G2 (16 reviews, checked Oct 2026)
Visit zenmaid.com
Starting priceFrom $19 per month
Free planFree trial
ZenMaid is the cheapest purpose-built cleaning software, built for residential maid services running recurring routes. The Starter plan starts at $19 per month plus per-user fees, covering scheduling, client management, invoicing, and Stripe or Square payments. The interface is simple, which matters when cleaners and office staff share one system.
Starter is capped at 40 appointments per month, and SMS costs are separate, so high-volume teams need the $39 plan with unlimited appointments and QuickBooks sync. Commercial janitorial features are thin. For residential maid services that want the cheapest capable start, ZenMaid is the obvious pick.
What we like- Cheapest purpose-built option
- Recurring route scheduling
- Stripe and Square payments
- Simple interface
Watch out for- Starter capped at 40 appointments per month
- SMS costs are separate
- Commercial janitorial features are thin
#7Connecteam
Best for: Workforce management for cleaning teams4.6/5 on
G2 (3,506 reviews, checked Oct 2026)
Visit connecteam.com
Starting price$29 per month
Free planYes
Connecteam is an all-in-one employee app that manages cleaning teams rather than cleaning customers. It covers scheduling, time clock, forms, checklists, training, and payroll features, with a free tier for up to 10 users and paid Operations plans from $29 per month per hub billed annually. For small cleaning teams, the free tier covers workforce management entirely.
Connecteam is not a full cleaning CRM or billing system, so quoting, invoicing, and customer management need another tool. Paid plans are priced per hub, which can confuse budgeting. For cleaning teams that need workforce control first and already handle billing elsewhere, Connecteam offers the best free starting point here.
What we like- Free for up to 10 users
- All-in-one employee app with scheduling, time clock, and forms
- Payroll features
Watch out for- Not a full cleaning CRM or billing system
- Paid plans priced per hub
- Invoicing needs another tool
#8BookingKoala
Best for: Online booking-led cleaning businesses4.8/5 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, letting customers book, reschedule, and pay online while providers manage routes and availability. Reported pricing starts from around $27 per month, but the vendor page does not publish a firm starting price, so we mark it as "See website" and advise confirming at checkout. A free trial is offered.
Costs can rise with providers, storage, or contact allowances, so model growth before committing. For small cleaning businesses whose customers book online first, BookingKoala offers the most booking-led workflow here. Pair it with a separate accounting tool for full billing coverage.
What we like- Online booking built for cleaning
- Provider and route management
- Budget-friendly reported pricing
Watch out for- Price not published on the vendor page
- Costs rise with providers, storage, or contacts
- Trial terms vary
How we chose
We compared vendor pricing pages and recent 2026 janitorial software guides that check prices against vendor pages, plus feature lists for bidding, scheduling, inspections, payroll, and invoicing. A tool made this list only if it serves cleaning businesses with scheduling and customer management at a published or reported price. Pricing models vary widely in this category: per user, per location band, per completed job, and flat tiers, so we flagged the pricing unit for each tool. Prices exclude taxes and may exclude SMS, payment processing, add-ons, or implementation.
What to check before you switch
Start with the job that costs you most today. If bidding wins or loses contracts, prioritize CleanGuru or Janitorial Manager. If crew accountability across locations is the pain, prioritize Swept or Connecteam. If residential booking and payments matter most, prioritize Jobber, Housecall Pro, or ZenMaid. A single generic scorecard hides these different jobs, so score tools on your top three jobs alone.
Next, model total cost honestly. Per-user fees turn a $29 plan into $145 for a five-person crew. Processing rates matter too: the gap between 1 percent ACH and 3.49 percent card on file is $248 a month on $10,000 in monthly billing. Finally, check the tier jump required to automate anything. Many tools gate automatic payments, follow-ups, and QuickBooks sync behind higher tiers, so confirm that the plan you buy contains the workflow you actually need.
Frequently asked questions
What is the best janitorial software overall?
Janitorial Manager is best for commercial multi-building operations, while Jobber is best for residential and mixed-service businesses. Swept is best for multi-location crew coordination, and ZenMaid is best for residential maid routes on a budget.
How much does janitorial software cost?
Bid and operations pricing ranges from $19 per month for ZenMaid to around $1,000 per month for Janitorial Manager, with most tools between $29 and $129 per month. Per-user fees, processing rates, and tier jumps raise real costs above headline prices.
Is there free janitorial software?
Connecteam is free for up to 10 users for workforce management, though it is not a full billing system. Most other tools offer 14-day or 30-day trials rather than free plans. Wave offers free accounting and invoicing for brand-new businesses.
Which tool is best for bidding?
CleanGuru and Janitorial Manager are the strongest bidding picks, with professional proposals, scheduling, and inspections. CleanlyRun covers proposals only at $24.95 per month for owners who need nothing else.
Does janitorial software handle payroll?
Partly. Connecteam and ZenMaid bundle payroll features most directly, while Jobber and Housecall Pro handle payroll through integrations rather than native processing. Swept and Janitorial Manager track time data that feeds payroll systems.
Can I run a cleaning business from one app?
For residential businesses, yes: Jobber or Housecall Pro cover quoting through payment. For commercial janitorial work, most operators pair an operations tool like Janitorial Manager or Swept with accounting software such as QuickBooks Online.
Sources we checked (8)
- https://www.janitorialmanager.com
- https://sweptworks.com
- https://getjobber.com
- https://www.housecallpro.com
- https://cleanguru.com
- https://www.zenmaid.com
- https://connecteam.com
- https://www.bookingkoala.com
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.