Commercial and Janitorial Cleaning in the Fraser Valley
Scheduled contracts with a written specification, a named crew and a published product list. Everything in it is checkable, which is a low bar that nobody else in this region has bothered to clear.
Janitorial is a scheduled contract rather than a booking: an agreed scope, an agreed frequency, a named crew and a written specification you can hold us to. We cover clinics, daycares, salons, strata common areas and light industrial across the Fraser Valley, with a product list your tenants and staff can read. Quoted after a walkthrough.
What is included in a janitorial contract?
Scope by building type, because a daycare and a strata lobby have almost nothing in common except a floor. Yours is written down and signed.
-
Strata and residential common areas
Lobby glass on both faces, entry mats lifted and the floor beneath cleaned, mail room including the parcel shelf and the recycling bin for flyers. Elevator cab walls, handrails, buttons and the door tracks, which collect grit and are almost never done. Corridors vacuumed with HEPA filtration, corridor doors and handles wiped. Stairwells swept and the handrails wiped top to bottom. Amenity and gym rooms: equipment touchpoints, mats, mirrors and water fountain. Garbage and recycling room floors washed and the bin lids wiped. Underground entry swept and cobwebbed. Exterior entry glass and the door handles at hand height.
-
Clinics, dental and physio practices
Waiting room chairs including the arms, reception counter both sides, the pen and the clipboard, door handles and push plates. Treatment room hard surfaces, exam bed vinyl, the base of the chair, and the hand sink area including the taps and the soap dispenser body. Washrooms in full. Floors damp-mopped, corners by hand. Clinical waste is your stream and stays your stream. Where a surface needs disinfecting we use a Health Canada registered product with a DIN or NPN, and we will put the DIN on the specification so your own protocol can reference it.
-
Daycares and preschools
Tables, chair backs and the underside of table edges, which is where hands actually go. Cubbies, hooks, and the low third of every wall and door. Light switches at child height as well as adult height. Sinks, taps and step stools. Nap mat surfaces. Washrooms and change areas with a registered disinfectant rather than quats, because quaternary ammonium compounds are linked to occupational asthma in cleaning staff and small children spend the day at surface height. Toys are yours to sanitise, on your own schedule, because your licensing requires a record of it.
-
Salons, studios and light industrial
Salons: stations, mirrors, chair bases, backwash bowls and the floor, swept of hair before and after washing. Studios: floors, mirrors, mats and the reception surfaces. Light industrial and warehouse: lunchrooms, washrooms, offices, stair rails, and hard floors on an agreed machine schedule. In every one of these the unglamorous part is the same, and it is the part that gets skipped: bin lids, door edges, switch plates and the tops of things.
-
The paperwork that comes with it
A written specification listing every task and its frequency. A visit log. Photo reports on request. The full product list with safety data sheets, formatted so you can circulate it to tenants, staff or a joint health and safety committee. Liability insurance certificate emailed before the first visit and the WorkSafeBC clearance letter number so you can verify our coverage yourself. Criminal record checks on every person who holds a key.
What is not included?
Written into the specification as exclusions, so nobody discovers them during a strata AGM.
-
Floor stripping, sealing, waxing and burnishing
A separate trade with separate machines and a building that has to be empty. It is also the single most solvent-heavy job in commercial cleaning, which is a poor fit for a company built on not using those products. We maintain floors and we refer the refinish.
-
High-level windows, pressure washing and exterior moss
Anything needing a lift, rope access or a fall protection plan is out. So is pressure washing a parkade or a walkway, and so is roof and siding moss removal, which is huge in this climate and carries its own runoff rules.
-
Biohazard, needles and trauma
Blood, bodily fluids beyond a normal washroom, discarded needles and trauma scenes need certified remediation with its own training and disposal chain. There are firms in Chilliwack and Surrey that hold that certification. We are not one of them and we will say so the first time you ask.
-
Duct cleaning, pest control, plumbing and snow
All separate trades, all frequently bundled into janitorial quotes by companies that then subcontract them at a markup. We would rather you hired those directly and knew what you were paying.
-
Mould remediation
We clean small surface patches on non-porous surfaces with detergent and water. CCOHS treats anything over three square metres as work for trained professionals with containment and negative air, and in a commercial building it is almost always a moisture diagnosis problem before it is a cleaning one. Everything we decline, and who to call instead.
A list your tenants are allowed to read.
In a contract building the complaint always arrives the same way: a tenant with asthma, a parent at a daycare, or a staff member who gets a headache in the corridor on Tuesday nights asks what is being used. With most janitorial firms the honest answer is that nobody in the chain knows. The product came from a distributor, it is decanted from a concentrate, and the label says "citrus". We hand you the list instead, with safety data sheets, and you may publish it.
There is a real reason those complaints exist. A 2023 peer-reviewed study of 30 cleaning products identified 530 unique volatile organic compounds, 193 of them classified as hazardous, in products including ones marketed as green (Environmental Research, 2023). And in Canada, a David Suzuki Foundation survey of 15,000 household cleaning products found only 42 per cent carried a full ingredient list, because ingredient labelling for cleaners here is largely voluntary (The Globe and Mail). Voluntary disclosure is exactly why a contract that includes disclosure is worth something.
The institutional standards were built for this. Green Seal GS-37 covers industrial and institutional cleaning products, caps VOCs and bans halogenated solvents (Green Seal), and UL ECOLOGO began as Canada's own federal Environmental Choice Program (UL). In this region only a couple of national franchises claim either. That is the opening, and it is why our whole pitch to a strata council or a practice manager is a document rather than an adjective. See the plant-based approach and the full list.
What does a janitorial contract cost?
A fixed monthly figure against a written scope. GST on top.
Commercial & Janitorial Contracts are quoted after a walkthrough.
What drives it: total area, the number of washrooms and fixtures, floor types and how much of the floor is hard, frequency, how many separate buildings are on the round, whether there is a waste sorting requirement, and the hours we are allowed on site. A strata with a single lobby and two lifts is a short visit five nights a week. A clinic with six treatment rooms is a longer visit three nights a week. Those price differently and neither of them is a rate card.
We do not publish a per-square-foot number, and here is why rather than a shrug: published Canadian guides put standard janitorial at $40 to $60 an hour or $0.10 to $0.25 per square foot, and another puts a standard commercial clean at $0.30 to $0.60 per square foot. The two disagree by about three times, most likely per visit against per month. Quoting a rate off numbers we cannot reconcile would be a guess dressed as a price. A commonly cited benchmark for a 3,000 square foot office cleaned weekly is $550 to $650 a visit, or $2,200 to $2,600 a month. Ask for the walkthrough and you get a real number instead.
Buildings across the Valley.
We take multi-site rounds where the buildings sit close enough together that one crew can hold the same standard across all of them.
- Cleaning in Abbotsford
- Cleaning in Langley
- Cleaning in Surrey
- Cleaning in Chilliwack
- Cleaning in Mission
- Cleaning in Maple Ridge
Plus Aldergrove, Cloverdale, South Surrey, White Rock, Delta and Pitt Meadows. For a single office or studio on a simpler schedule, the office cleaning page is the better starting point, and for a building still being finished see post-construction cleaning. All service areas.
What property and practice managers ask.
How long is the contract?
Month to month with 30 days notice on either side. Long lock-ins exist to protect the contractor from being fired for poor work, and we would rather solve that problem by not doing poor work. If you need a fixed term for a strata AGM or a budget cycle we will sign one, but it is not our default and it is not a condition of the price.
Can we circulate the product list to tenants and staff?
Yes, and we will format it for that. You get the full list with safety data sheets, and you may put it in a newsletter, a lobby notice, a joint health and safety committee package or a tender response. This is the single thing no competitor in the region provides: ten local companies claim eco-friendly and none of them name a product. Start with the green cleaning products we use.
Do you actually disinfect, or just clean?
Both, and the difference matters. Most of the work is soil removal, done with detergent, hot water, microfibre and HEPA vacuuming. Where a surface genuinely needs disinfecting, a daycare change table or a clinic treatment surface, we use a product registered with Health Canada carrying a DIN or NPN. Vinegar is not a registered disinfectant in Canada and we will not tell you otherwise.
Are you insured, and can we verify it?
Yes. We email the liability certificate before the first visit and we provide the WorkSafeBC clearance letter number so you can verify coverage yourself rather than take our word for it. This matters more in BC than most buyers realise: if uncovered workers are injured on your site, the compensation exposure can land on you.
Who supplies paper, soap and liners?
Either of us. If we supply, it is billed at cost on the monthly invoice with no markup, because a hidden margin on toilet paper is a strange way to run a relationship. If you already have a supplier, keep them and we simply keep the dispensers filled and tell you when stock runs low.
What happens when our regular cleaner is away?
You are told before the visit, not after. A substitute works from the same written specification and gets walked through the site, and we will not send someone into a clinic or a daycare unannounced. If a shift cannot be covered properly we will say so and reschedule rather than send a body to make the calendar look right.
Book a walkthrough.
We walk the building, write the scope, and send a fixed monthly price with the product list and the insurance certificate attached.
Request a walkthrough
We reply the same working day. Or call (819) 743-5953.