Running a cleaning or janitorial business means dealing with constant risk. You're working in other people's spaces, handling equipment, and employing teams who could slip on a wet floor or accidentally damage expensive property. Here's the thing: buying insurance piece by piece gets expensive fast. That's where a Business Owners Policy (BOP) comes in. It bundles the coverage you actually need at a price that makes sense for small businesses.
Think of a BOP as the insurance industry's version of a combo meal. Instead of ordering general liability and property coverage separately, you get both in one package—typically saving 10-15% compared to buying them individually. For cleaning businesses paying around $907 a year on average, those savings add up.
What a BOP Actually Covers for Cleaning Businesses
A BOP isn't one thing—it's a bundle of protections designed to cover the most common risks cleaning companies face. Let's break down what's inside.
General liability insurance is the heavy lifter. If a client trips over your vacuum cord and breaks their wrist, or if your employee accidentally damages a customer's expensive furniture while cleaning, general liability steps in. It covers bodily injury, property damage, and even reputational harm. For janitorial businesses, slips, trips, and falls are the most common claims—exactly what this coverage is built to handle. Typical limits range from $300,000 to $2 million, depending on your policy.
Commercial property insurance protects your business equipment and tools. Cleaning companies rely on vacuums, buffers, pressure washers, and other gear that can get stolen from a work site or damaged in transit. Whether you own or lease your equipment, property coverage helps with replacement or repair costs. If you operate out of a physical location, it can also protect that space from damage due to fire, theft, or certain weather events.
Business interruption coverage is the unsung hero of a BOP. If your equipment is damaged or stolen and you can't work for a few weeks, this coverage replaces lost income and helps cover costs like rent or temporary equipment. It's insurance for your cash flow when disaster strikes.
When a BOP Makes Sense (and When It Doesn't)
Not every cleaning business qualifies for a BOP. Insurers typically offer them to small, low-risk operations. If you're a solo house cleaner or a small team handling residential or light commercial work, you're a perfect candidate. Revenue limits apply—most insurers cap eligibility at businesses earning under $5-10 million annually, though this varies by carrier.
Here's where it gets tricky: standard BOPs fall short for specialized janitorial risks. If your business handles biohazard cleanup, works with harsh chemicals, or operates in high-risk environments like hospitals or industrial sites, a generic BOP might not cut it. Pollution liability, for example, is often excluded from standard policies. If you accidentally spill cleaning chemicals that damage a building's HVAC system, you could be on the hook for tens of thousands in repairs. Specialized janitorial programs offer tailored coverage that fills these gaps.
You'll also need coverage beyond a BOP. If your team drives to job sites, you need commercial auto insurance—a BOP won't cover vehicle accidents. And if you have employees, workers' compensation insurance is typically required by law. A comprehensive insurance bundle for a cleaning business might include a BOP, workers' comp, commercial auto, and professional liability, averaging around $292 per month total.
What You'll Actually Pay
Cost is the big question, right? For cleaning businesses, a BOP averages about $76 per month, or $907 annually. But that's just the middle of the road. Your actual price depends on where you operate, how much revenue you generate, what services you offer, and your claims history.
Location makes a huge difference. If you're in Alaska, you might pay as little as $154 per month. In New York, that same coverage could run $217 monthly—a 40% increase for identical protection. High-cost states like California, New York, and Florida tend to have higher premiums due to increased litigation risk and higher cost of living.
Provider choice matters too. The Hartford offers some of the most affordable rates at around $142 per month for a BOP, while Nationwide comes in at about $147 monthly for janitorial-specific coverage. Shopping around can save you hundreds of dollars a year.
If you need higher liability limits, you can add commercial umbrella insurance to boost your coverage from the standard $1-2 million up to $5 million or more. This is smart if you work in high-value properties or have contracts requiring specific coverage amounts.
Common Exclusions You Need to Know About
Every insurance policy has exclusions—things it won't cover. With a BOP, the big one to watch out for is pollution liability. If cleaning chemicals cause damage, many standard BOPs won't cover it. Material misrepresentation is another common exclusion—if you lie on your insurance application and the insurer finds out, they can deny your claim entirely.
Professional liability isn't typically included in a standard BOP either. If a client claims you didn't perform your cleaning services properly and they suffered financial harm as a result, you'd need a separate professional liability policy (also called errors and omissions insurance) to defend against that claim.
Cyber liability is increasingly important but often excluded from basic BOPs. If you store client information digitally and experience a data breach, you could face significant costs that aren't covered. Some modern BOPs now include basic cyber coverage, but it's worth asking specifically about what's included.
How to Get Started with a BOP
Shopping for insurance doesn't have to be painful. Start by getting quotes from at least three providers. Digital-first insurers like Hiscox and Next Insurance make it easy to get quotes online in minutes. Traditional carriers like The Hartford, Nationwide, and Progressive Commercial offer strong coverage options and established claims processes.
When comparing quotes, don't just look at price. Check the coverage limits, deductibles, and exclusions. A cheaper policy might have a $2,500 deductible while a slightly more expensive one has a $500 deductible—that difference matters when you file a claim. Also verify whether the policy includes business interruption coverage and what the limits are. Some policies cap this at 12 months of lost income, while others offer more generous terms.
Many clients and commercial contracts require proof of insurance before you can start work. Ask your insurer for certificates of insurance (COIs) that you can provide to clients. These are typically free and take just a few minutes to generate once your policy is active.
A BOP isn't glamorous, but it's one of the smartest investments you can make as a cleaning business owner. For less than $100 a month, you get protection against the risks that could otherwise put you out of business. Whether you're just starting out or you've been operating for years, having the right coverage means you can focus on growing your business instead of worrying about what could go wrong.
