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
- Janitorial Manager and Aspire are the strongest all-in-one picks for commercial cleaning companies that bid multi-building contracts and then have to run them.
- CleanGuru and CleanlyRun are bidding specialists: CleanGuru pairs proposals with scheduling and inspections, while CleanlyRun does proposals only at $24.95 per month.
- Jobber, Housecall Pro, QuoteIQ, and Kickserv are general field service tools with solid quoting, a better fit for residential and mixed-service cleaning businesses.
- Bid pricing in this category ranges from $24.95 to around $1,000 per month, and the cheapest tool that produces a professional proposal usually beats the most expensive one that nobody on the team opens.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 Janitorial Manager | Commercial contracts across multiple buildings | From $1,000/month (quoted by building count) | No |
 Aspire | Large janitorial and commercial cleaning companies | See website (quote-based) | No |
 CleanGuru | Small to mid-size cleaning companies that live on bids | From $59/month | Free trial (30 days) |
 Jobber | Residential and mixed-service cleaning businesses | From $49/month (Core, 1 user) | Free trial (14 days) |
 QuoteIQ | Cleaning businesses that want customers to quote themselves | From $29.99/month (Essentials, 1 user) | Free trial (14 days) |
 Housecall Pro | Home service businesses adding cleaning services | From $59/month (annual, 1 user) | Free trial |
 CleanlyRun | Owners who only need professional proposals | $24.95/month | Free trial (30 days) |
 Kickserv | Small service businesses that want estimates without fuss | $60/month (Start, 5 users) | Yes |
 Swept | Janitorial companies managing cleaners across locations | From $30/month (per location) | Free trial |
Is your product missing or out of date?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.
The best janitorial software with bid management
Starting priceFrom $1,000/month (quoted by building count)
Free planNo
Janitorial Manager is built by people who understand that a commercial cleaning bid is a promise you have to keep for years. The bid calculator uses ISSA cleaning times and task standards, so estimates come from production rates instead of guesses, and the Quick Bid feature covers walkthroughs that need a fast turnaround. When a bid is accepted, it carries straight into scheduling, inspections, inventory, and job costing without re-entering anything.
That depth is aimed at building service contractors running multiple sites. Pricing is quoted by building count rather than seats, starting around $1,000 per month, which prices out solo operators and small maid services. Implementation includes training for office staff and cleaners, which matters because the mobile app is central to the workflow. If you bid office buildings, schools, or healthcare facilities and lose margin between the estimate and the actual work, this is the system that closes that gap.
What we like- Bid calculator pre-built with ISSA time and task standards
- Accepted bids flow into scheduling, inspections, and job costing
- QR code verification and client portal
Watch out for- Quote-based pricing puts it out of reach for small operations
- Sales process runs through demos and discovery calls
Starting priceSee website (quote-based)
Free planNo
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. The CRM keeps every opportunity visible from first quote to signed contract.
There is no published pricing, and the sales process is enterprise in style. With 70,000 users across nearly 1,500 locations, Aspire is clearly aimed at established operations rather than startups. The trade-off is the usual one for full platforms: you get bidding, scheduling, invoicing, reporting, and integrations in one system, but you pay for all of it and you implement all of it. Companies running multi-crew commercial routes with tight margins get the most from the job costing alone.
What we like- Estimating tied to real-time job costing
- CRM tracks every bid and proposal in the pipeline
- Deep reporting on margins by property and service
Watch out for- Quote-only pricing with enterprise-style sales process
- More platform than a small cleaning business needs
#3
CleanGuru
Best for: Small to mid-size cleaning companies that live on bids
Visit cleanguru.com
Starting priceFrom $59/month
Free planFree trial (30 days)
CleanGuru has one of the longest track records in janitorial bidding, with over 500,000 cleaning proposals created on the platform. The walkthrough wizard and bidding calculator produce estimated cleaning times and prices from your labor rates, and the proposal themes, e-signatures, and follow-up tracking help close the deal. What sets it apart from pure bidding tools is that the job continues inside CleanGuru: inspection checklists auto-load the areas from the bid, and scheduling, timekeeping with geofencing, and invoicing are all included.
Pricing starts at $59 per month for the Basic bidding plan, with higher tiers adding modules up to an all-in package, and new members get a 30-day free membership. The honest weakness is polish: the interface shows its age compared with Jobber or QuoteIQ. But for cleaning companies where winning the bid is the whole business, the proposal quality and the bid-to-inspection continuity matter more than the design.
What we like- Purpose-built janitorial bidding with walkthrough wizard
- Inspection areas auto-load from the bid
- Invoicing, scheduling, and timekeeping in one app
Watch out for- Interface feels dated next to newer tools
- Advanced features are split across plan tiers
Starting priceFrom $49/month (Core, 1 user)
Free planFree trial (14 days)
Jobber is the most popular field service software in North America for a reason: it handles the entire job lifecycle cleanly. Quotes go out with your branding, convert to scheduled jobs with one tap, and become invoices with online payment, all tracked in a customer record your whole team can see. The mobile app is genuinely excellent, and the newer AI features help draft quotes and flag upsell opportunities.
The catch for this category is specialization. Jobber quotes are general-purpose: there are no janitorial production rates, no square-footage bidding logic, and no cleaning-specific inspection workflows. For residential maid services and mixed operations doing homes, offices, and move-outs, that generality is fine and the polish wins. For commercial janitorial bidding against specialists, you will do the bid math yourself. Core starts at $49 per month for one user with a 14-day free trial.
What we like- Quotes convert to jobs to invoices in one flow
- Strong mobile app with 4.8 stars across 13,000+ App Store reviews
- AI-assisted quoting and client communication
Watch out for- Not janitorial-specific, so no ISSA production rates or cleaning-specific bid math
- Costs climb as you add users and features
#5
QuoteIQ
Best for: Cleaning businesses that want customers to quote themselves
Visit myquoteiq.com
Starting priceFrom $29.99/month (Essentials, 1 user)
Free planFree trial (14 days)
QuoteIQ's headline feature is InstaQuote: a widget on your website where customers enter their details and get a real price instantly, then book on the spot. For residential cleaning, where speed of response decides who gets the job, that is a genuine advantage. Behind it sits a full field service CRM with standard estimates, good/better/best option quotes, scheduling, invoicing, and an AI estimator that drafts quotes from job photos.
Pricing is refreshingly flat: Essentials starts at $29.99 per month for one user, every plan includes a 14-day trial, and features are not stripped from the entry tier the way competitors do it. The company is young, founded in 2022 by service business operators, so enterprise buyers should weigh that against the incumbents. For cleaning businesses competing on response time, QuoteIQ is the most aggressive option on price and self-service quoting.
What we like- InstaQuote lets customers build their own estimates on your website
- AI estimator drafts quotes from job photos
- Flat pricing with all features on entry plans
Watch out for- Young company founded in 2022 with a smaller track record
- Built for home services, less proven on large commercial janitorial
Starting priceFrom $59/month (annual, 1 user)
Free planFree trial
Housecall Pro is built for the trades, and home cleaning is one of its core industries. Estimates draw from a price book, convert to jobs, and flow into dispatch, invoicing, and payments, with automation handling the follow-up messages and review requests that keep a residential business fed. With over 200,000 pros and 100 million jobs completed, the platform's reliability and support resources are proven at scale.
For pure commercial janitorial bidding, it is not the specialist pick: the estimating is general-purpose and the deepest features serve HVAC, plumbing, and electrical workflows. But cleaning companies that do homes, move-outs, and light commercial work get a polished system with a 14-day-style free trial and no credit card required upfront. Plans start at $59 per month billed annually for one user, and growing teams should price the tiers carefully since the headline plan is rarely the final number.
What we like- Estimates with a built-in price book and sales proposal tools
- 200,000+ pros on the platform with deep review volume
- Strong automation for follow-ups and review requests
Watch out for- Residential-leaning, with commercial janitorial as an afterthought
- Add-ons and higher tiers raise the real monthly cost
Starting price$24.95/month
Free planFree trial (30 days)
CleanlyRun does exactly one thing: it turns your walkthrough notes into a professional janitorial proposal. The workloading screen helps you calculate labor hours and costs, the pricing screen lets you play with margins and see the bid price recalculate instantly, and the output is a polished multi-page proposal with a table of contents, your logo, and photos. Specialty work like floor waxing and carpet cleaning has its own screen with pricing tips, and you can add supply sales to the bid.
At $24.95 per month with a 30-day free trial and no contract, it is the cheapest serious option here by a wide margin. The limitation is scope: there is no scheduling, no time tracking, no invoicing, and no mobile app for cleaners. Pair it with whatever you already use to run jobs, or accept that you are buying a proposal machine. For solo operators and small companies whose bottleneck is winning work, not running it, that focus is exactly right.
What we like- Step-by-step bid builder with workloading and pricing screens
- Specialty work and supply sales modules included
- Month-to-month with no contract
Watch out for- Bidding only, no scheduling, timekeeping, or invoicing
- Small vendor with a narrow feature set
#8
Kickserv
Best for: Small service businesses that want estimates without fuss
Visit kickserv.com
Starting price$60/month (Start, 5 users)
Free planYes
Kickserv keeps the pitch simple: manage customers, schedule jobs, and get paid, with estimates as a first-class feature. You can build and send an estimate by text, capture the customer's signature approval on it, and convert it to a job and then an invoice without leaving the system. QuickBooks Online and Desktop sync, Stripe payments, and a customer portal round out the back office.
The vendor's own pricing page lists Start at $60 per month for 5 users, Run at $119 for 10, and Scale at $199 for 20, and you can sign up free to try it. For a small cleaning crew that needs professional estimates today and does not want a demo call first, that low friction matters. The trade-off is specialization: there is no janitorial bid math, no ISSA rates, and no inspection module. It is a solid generalist, priced like one.
What we like- Free signup to start
- Estimates with signature approval built in
- QuickBooks sync and online payments included
Watch out for- General field service tool with no cleaning-specific bidding logic
- Per-plan user limits mean growing teams upgrade sooner
Starting priceFrom $30/month (per location)
Free planFree trial
Swept approaches the problem from the operations side: it is janitorial workforce software for scheduling cleaners across locations, tracking time, running inspections, and messaging the team. Quotes and estimates are part of the feature set, and one customer testimonial on the site credits Swept with an advantage when bidding new accounts, but proposal generation is not the product's center the way it is for CleanGuru or CleanlyRun.
Pricing starts around $30 per month per location, which maps naturally onto commercial cleaning portfolios. The platform holds a 4.3 rating on Capterra and a 4.9 on Google, with particular strength in communication between supervisors and cleaners. Buy Swept when your bottleneck is running the work across many sites and you want adequate quoting in the same system. Buy a bidding specialist when the proposal itself is what wins or loses the contract.
What we like- Janitorial-specific workforce management with scheduling and inspections
- Per-location pricing suits multi-site operations
- Messaging connects office and cleaners
Watch out for- Bidding and estimating features are lighter than the specialists
- Pricing bands by location can add up for large portfolios
How we chose
We focused on one question: does the software help a cleaning business price work accurately and turn the bid into a signed proposal. Every tool here has real quoting, estimating, or bid management features, confirmed from the vendor's own site, not just a marketing page headline. Pricing comes from vendor pricing pages and 2026 third-party snapshots, and we noted where vendors price by quote or by location instead of by seat. We read user reviews on Capterra, G2, and the App Store for patterns in support quality and ease of use, and we favored tools that are actively sold and maintained today.
What to look for in janitorial bidding software
A pretty proposal that loses money is worse than no proposal at all. These are the checks that matter.
Production-rate based estimating
The best janitorial bids come from cleaning times per task and area, not from gut feel. Tools with ISSA standards or workloading screens, like Janitorial Manager and CleanlyRun, tie labor hours to the actual scope. Ask how the tool calculates time for a 10,000 square foot office with nightly trash and weekly restrooms, and compare the answer against your own numbers.
Bid-to-job continuity
Winning the bid is step one. The bid's scope should become the cleaning checklist, the inspection form, and the job cost baseline without retyping. Janitorial Manager, CleanGuru, and Aspire all carry the bid forward into operations. If the tool only makes proposals, make sure it exports cleanly into whatever runs your jobs.
Proposal quality and follow-up
Commercial clients compare proposals side by side. Look for branded templates, photos, e-signatures, and delivery tracking that tells you the prospect opened the bid. Follow-up automation, like CleanGuru's scheduled emails, catches the deals that go quiet after the walkthrough.
Pricing model fit
Per-location pricing suits multi-site janitorial portfolios, per-user pricing suits office teams, and flat monthly pricing suits solo operators. Watch for module splits: some vendors charge separately for bidding, inspecting, and scheduling, which can double the headline price.
Why bid accuracy decides your margins
Janitorial contracts are usually fixed-price and multi-year, which means a bad bid compounds. Underprice the labor by 10 percent and you lose margin on every clean for the life of the contract. The tools in this guide attack that problem two ways: specialists like CleanlyRun and CleanGuru make the estimate itself more accurate, and platforms like Aspire and Janitorial Manager compare estimated costs against actual job costs so your next bid is smarter than your last. Either way, the software pays for itself the first time it stops you from signing a three-year contract at a loss.
Frequently asked questions
What is janitorial bidding software?
It is software that turns a facility walkthrough into a priced proposal. You enter the building size, areas, tasks, and frequencies, and the tool calculates labor hours, costs, and a suggested price, then generates a professional proposal. CleanGuru and CleanlyRun are dedicated examples, while broader tools like Jobber handle it through general quoting.
How much does janitorial software with bid management cost?
Dedicated bidding tools start at $24.95 per month for CleanlyRun and $59 for CleanGuru. All-in-one field service tools run $29.99 to $60 per month for small teams. Janitorial-specific platforms like Janitorial Manager start around $1,000 per month quoted by building count, and Aspire is quote-based for larger operations.
Can one tool handle both bidding and running the cleaning crews?
Yes. Janitorial Manager, Aspire, CleanGuru, Jobber, and Swept all combine proposals or estimates with scheduling, time tracking, and invoicing to varying degrees. CleanlyRun is the exception: it only creates proposals, so pair it with scheduling software.
Do I need ISSA-based estimating?
It helps for commercial work. ISSA publishes industry-standard cleaning times per task, and tools like Janitorial Manager build those into the bid calculator. For residential cleaning, production rates matter less than response speed and presentation, so a general quoting tool is usually enough.
Is there free janitorial software with bidding?
Kickserv lets you sign up free and includes estimates, which is the closest to a free option here. Most others offer free trials of 14 to 30 days instead. Shifton and Connecteam have free plans for scheduling and time tracking, but their bidding features are limited.
Sources we checked (14)
- https://www.janitorialmanager.com
- https://youraspire.com/
- https://cleanguru.com/
- https://getjobber.com
- https://myquoteiq.com
- https://housecallpro.com/
- https://www.cleanlyrun.com
- https://kickserv.com/
- https://sweptworks.com/
- https://www.janitorialmanager.com/blog/best-cleaning-business-bid-and-quote-management-software/
- https://www.janitorialmanager.com/blog/best-crm-software-for-commercial-cleaning-companies/
- https://www.youraspire.com/blog/best-janitorial-apps-with-bid-management
- https://www.cleanlyrun.com
- https://www.selecthub.com/field-service-software/kickserv-vs-dynamics-365-field-service/
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.