If you run a cleaning or janitorial business, you've probably been asked for proof of insurance before stepping foot in a client's building. That's not clients being difficult—it's them protecting themselves. One slip on a wet floor, one damaged piece of equipment, or one employee injury can create liability that runs into six figures. Your insurance is what stands between a manageable claim and business-ending financial disaster.
Here's what most cleaning business owners don't realize: you can't just buy one policy and call it done. Depending on your services, employees, and clients, you'll likely need three to five different coverages working together. The good news? Understanding what you actually need—and why—makes the whole process much less overwhelming.
General Liability: Your Foundation Coverage
General liability insurance is the absolute baseline for any cleaning business. This coverage protects you when your work causes bodily injury or property damage to others. Think about what that means in your daily operations: a client trips over your vacuum cord and breaks their wrist. Your cleaning solution damages a client's hardwood floors. Your ladder knocks over an expensive vase in someone's home. All of these scenarios fall under general liability.
For commercial cleaning contracts, you'll need minimum limits of $1 million per occurrence with a $2 million aggregate. Larger commercial facilities often require $2 million per occurrence with a $4 million aggregate. Don't try to save money by going lower—commercial clients won't hire you without adequate limits, and one serious claim could exceed a basic policy.
The cost is more reasonable than you'd think. Most cleaning businesses pay $40-50 per month for general liability coverage, with 53% paying less than $50 monthly. Your actual premium depends on your revenue, number of employees, types of cleaning services you offer, and claims history. Pressure washing typically costs more to insure than basic residential cleaning because the risk of property damage is higher.
Workers' Compensation: Legally Required (Probably)
If you have employees, workers' compensation insurance is almost certainly required by law in your state. This coverage pays medical bills and lost wages when an employee gets injured on the job. In the cleaning industry, that could be anything from a slip on a wet floor to a chemical exposure incident to a back injury from lifting heavy equipment.
Here's where it gets tricky: every state has different requirements. New York requires workers' comp if you have even one part-time employee. Florida doesn't require it until you have four employees. New Jersey mandates it with your first hire. Operating without required workers' comp can result in severe fines, penalties, or even jail time in extreme cases.
Beyond legal compliance, workers' comp protects your business from devastating lawsuits. Without it, an injured employee can sue you directly for medical costs, lost income, and damages. With workers' comp in place, employees generally can't sue you—they file a claim with your insurance instead. This trade-off is the foundation of the workers' compensation system.
Business Owner's Policy: Better Value Through Bundling
A Business Owner's Policy bundles general liability insurance with commercial property insurance at a discounted rate. For small cleaning operations, a BOP is often more cost-effective than buying these coverages separately. The average BOP for cleaning businesses costs $188 per month nationally, though it ranges from $154 in Alaska to $217 in New York.
The commercial property portion covers your business equipment, supplies, and inventory if they're damaged or stolen. This includes your vacuums, floor buffers, chemical supplies, and other cleaning equipment—whether they're at your office, in your vehicle, or at a client's location. The property coverage also extends to business interruption, compensating you for lost income if a covered event forces you to temporarily close.
The liability portion works exactly like standalone general liability insurance, protecting you from third-party claims of bodily injury and property damage. For most small cleaning businesses just starting out, a BOP provides comprehensive protection without the complexity of managing multiple separate policies.
Specialized Coverage: Bonding and Professional Liability
Janitorial bonds aren't insurance policies—they're surety bonds that protect your clients if your employees steal from them. While not legally required, most commercial clients demand them before allowing you into their facilities. After all, you're giving your team access to offices, homes, and buildings when clients aren't present. A janitorial bond provides financial recourse if something goes missing.
The good news: janitorial bonds are cheap, typically costing just $8-20 per month. You'll generally need them if you clean homes or small offices. For larger commercial properties—government buildings, healthcare facilities, corporate offices—you may need a performance bond instead, which guarantees you'll complete contracted work as promised.
Professional liability insurance (also called errors and omissions insurance) protects you if a client claims your work failed to meet professional standards. For cleaning businesses, this might cover situations where your cleaning methods damage surfaces or where you're accused of not following proper procedures. Commercial janitorial companies should carry minimum limits of $1 million per claim with a $2 million aggregate.
Total Cost: What You'll Actually Pay
For comprehensive coverage including general liability, workers' compensation, commercial auto insurance, and bonding, most cleaning businesses pay between $320-675 per month, or $3,840-8,100 annually. A recommended bundle that includes a BOP, workers' comp, and professional liability averages $292 monthly or $3,504 per year.
Your actual costs depend on several factors: your business size and revenue, the types of cleaning services you provide, your location, your claims history, and how many employees you have. Previous claims can impact your premiums for three to five years, making safety protocols and risk management critical for controlling long-term costs.
Don't shop on price alone. The cheapest policy often has coverage gaps that leave you exposed when you need protection most. Instead, work with an insurance provider who understands the cleaning industry and can help you identify the specific risks your business faces.
Getting Started: Your Next Steps
Start by reviewing your current client contracts to identify the coverage limits they require. Most commercial contracts specify exactly what insurance you need and at what limits. This gives you a baseline for your coverage needs.
Next, verify your state's workers' compensation requirements if you have employees. Check with your state's workers' comp board or consult with a licensed insurance professional to ensure you're compliant with local laws.
Finally, get quotes from multiple providers who specialize in cleaning business insurance. Companies like NEXT Insurance, The Hartford, and Thimble offer policies starting around $44 monthly and can provide coverage tailored to your specific operations. Compare not just the price, but the coverage limits, exclusions, and customer service reputation. The right insurance partner will help you navigate claims when they happen and adjust your coverage as your business grows.
