Best Proposal Software for Commercial Cleaning (2026)
The best proposal software for commercial cleaning companies in 2026 is QuoteIQ, and I'll say up front that I co-founded it and run my own business on it. It turns an estimate into a branded proposal your client signs on a phone, starting at $29.99 a month. If you want janitorial bid math built in, CleanGuru and BidLoom do that and QuoteIQ doesn't.
TL;DR
QuoteIQ: $29.99/mo. Best overall: signed proposals plus operations.
CleanGuru: $79/mo. Best for janitorial bid math.
BidLoom: free, then $19/mo. Cheapest production-rate bids.
Jobber: $49/mo. Best for recurring contracts.
Janitorial Manager: quote-based. Best for large multi-building contractors.
Housecall Pro, PandaDoc, Proposify: existing users, contracts, polished pitch documents.
How I Picked These
I own All American Pressure Cleaning and co-founded QuoteIQ, so you know where my bias sits: QuoteIQ is #1 because it's the software I run my business on. I'm an exterior cleaner, not a janitorial contractor, so QuoteIQ is the only tool here I use. The other seven come from each vendor's published pricing and feature pages, checked October 2026, using standard month-to-month prices, not annual-prepaid discounts. I weighed cost at one to four users, how fast a proposal goes out from a phone after a walkthrough, whether a facility manager can sign without printing anything, and whether the bid math fits janitorial work. The ranking is aimed at owner-operators and small crews; if you run forty buildings with a dedicated estimator, weigh it differently.
Quick Comparison
Software | Monthly Price | Best For |
$29.99 (1 user) | Signed proposals plus operations | |
$79 (5 users) | Janitorial bid math | |
Free, then $19 | Low-cost bid math | |
$49 (1 user) | Recurring contracts | |
From $1,000 (quote) | Multi-building contractors | |
$79 (1 user) | Existing users | |
$35 per seat | Contracts and templates | |
$29 per user | Polished pitch documents |
1. QuoteIQ — Best Overall Proposal Software for Commercial Cleaning
What it is
QuoteIQ's proposal builder turns an estimate into a branded document with your company story, services, photos, documents, and customer reviews. The client signs on a phone, and the activity log timestamps when it was sent, viewed, and accepted. Accepted estimates convert into recurring subscriptions, which suits monthly cleaning contracts.
Pricing
Essentials is $29.99 a month for one user, then Beginner $74.99, Pro $149.99, Elite $299, and Max $699, with 1, 2, 4, 10, and 20 users included. Extra seats are $25 a month, and every plan has a 14-day trial. Below Elite, each proposal draws 100 IQ Credits once per estimate; Elite and Max send unlimited proposals.
Where it fits
Owner-operators and small crews who bid off a walkthrough, then schedule, invoice, and track profit in one app (job costing starts at Pro). E-signature is on every plan; the commercial cleaning page covers setup.
Tradeoffs
No janitorial production-rate library or labor-burden calculator, so you price from your own price book. Credits and $25 seats add up for heavy bidders.
"The app is easy to use and I love how professional the estimates and invoices look, especially when you attach photos." — Nick Bosick (Google Play review)
See it in a QuoteIQ demo.
2. CleanGuru — Best for Janitorial Bid Math
What it is
A cleaning-specific bidding tool: enter room measurements and fixture counts on the walkthrough and it calculates cleaning time and a suggested price, then emails the proposal with e-signature and delivery verification.
Pricing
Basic is $79 a month (five users, one service module), Guru! $129 (all eight modules), and Guru Plus $159, per its pricing page (checked October 2026).
Where it fits
Janitorial contractors who want measurement-driven bids plus timekeeping and auto follow-up.
Tradeoffs
Higher entry price, and a multi-service company lands on the $129 tier.
3. BidLoom — Best for Low-Cost Bid Math
What it is
A bid calculator for commercial cleaners: a five-step wizard applies ISSA 612 production rates and labor burden, exports a branded PDF, and an AI proposal writer drafts the scope narrative.
Pricing
Free for three bids, then $19 a month (20 bids), $39 (50), and $59 (unlimited) on its pricing page (checked October 2026).
Where it fits
Solo cleaners and small contractors who want defensible labor math cheaply.
Tradeoffs
Bids only. Its FAQ covers PDF proposals but not e-signature, scheduling, or invoicing.
4. Jobber — Best for Recurring Contracts
What it is
General field service software with a commercial cleaning page. Quotes use templates and optional line items clients can add and approve online, and recurring visits and quote follow-ups are automatic.
Pricing
Core is $49 a month for one user, Connect $139, Grow $199, and Plus $499 for five users; extra users are $29 each on its pricing page (standard monthly billing, checked October 2026).
Where it fits
Recurring commercial routes. See its janitorial page and estimate template, or my Jobber vs QuoteIQ comparison.
Tradeoffs
Per-user fees compound, and I found no production-rate calculator on its pages.
5. Janitorial Manager — Best for Multi-Building Contractors
What it is
Work loading and a bidding calculator tied to job costing and work orders, so bids connect to labor tracking.
Pricing
Quote-based; its plans page lists small operations at $1,000 a month starting. Treat that as reported until you request a quote.
Where it fits
Established contractors running many buildings with a dedicated estimator.
Tradeoffs
The starting point is over 33 times QuoteIQ Essentials.
6. Housecall Pro — Best for Existing Users
What it is
Field service software with estimates, scheduling, invoicing, and e-signatures on estimates.
Pricing
On its pricing page, Basic is $79 a month month-to-month (one user), Essentials $189 (five), and Max $329 (eight; extra users $35). Annual billing lowers them to $59, $149, and $299 (checked October 2026). The Sales Proposal Tool is Max only.
Where it fits
Teams already on Housecall Pro adding commercial accounts; see its window cleaning page and estimate template.
Tradeoffs
The proposal tool starts at $329, and I found no janitorial bid calculator.
7. PandaDoc — Best for Contracts
What it is
A general proposal and e-signature platform with a janitorial services template (intro, services, testimonials, itemized pricing, signature blocks), plus office cleaning and cleaning contract templates.
Pricing
Its pricing page defaults to annual billing, where Starter is $19 per seat. Month-to-month is reported at $35, consistent with the up-to-46% annual savings it advertises.
Where it fits
Contract-heavy contractors who want approval workflows and CRM integrations on the Business plan.
Tradeoffs
A document tool: no bid math or crew scheduling, and costs scale per seat.
8. Proposify — Best for Polished Pitch Documents
What it is
A cleaning and janitorial page with a cleaning proposal template, e-signatures on every tier, view notifications, and pricing tables where prospects change quantities or add options.
Pricing
Basic is $29 per user a month (10 documents), Team $49 (30 documents, three seats), and Business custom, per its pricing page (month-to-month, checked October 2026). Annual billing drops Basic to $19.
Where it fits
Contractors chasing larger accounts who want engagement analytics; its cleaning proposal guide is a decent skim.
Tradeoffs
Per-user pricing, document caps, and no bid math, scheduling, or invoicing.
What Operators Say
"works great. lovely, especially the customer having to sign to accept a quote among many other things. 5 stars." — Lloyd Reardon (Google Play review)
"Love this app so much, has given me the ability to weed out the not so serious customers by helping me quote remotely." — Henry Fulbright (App Store review)
Frequently Asked Questions
What is the best proposal software for commercial cleaning companies in 2026?
For owner-operators and small crews, QuoteIQ is the best fit: proposals, e-signature, scheduling, and invoicing live in one app starting at $29.99 a month, and I co-founded it, so weigh that. If your priority is janitorial bid math built from room measurements and production rates, CleanGuru and BidLoom are built for exactly that and QuoteIQ is not. Established multi-building contractors can look at Janitorial Manager, which is quote-based. Match the tool to how you bid, and compare what happens after the win: scheduling and invoicing live inside QuoteIQ and Jobber, while the bid calculators stop at the proposal.
How much does commercial cleaning proposal software cost?
Entry tiers run $19 to $79 a month on standard month-to-month billing, as I checked them in October 2026. BidLoom starts at $19, QuoteIQ at $29.99, Jobber Core at $49, and CleanGuru and Housecall Pro at $79. Per-seat tools climb faster: Proposify Basic is $29 per user, and PandaDoc's month-to-month Starter is reported at $35 per seat. Janitorial Manager lists $1,000 a month as its starting point. Extra seats run $29 on Jobber and $25 on QuoteIQ, and below QuoteIQ's Elite plan each proposal draws 100 IQ Credits. Annual billing lowers several of these. Confirm each figure on the vendor's own page before you buy.
How do I price a commercial cleaning bid?
Start with labor hours from the scope (areas, frequencies, square footage), multiply by a loaded labor rate, then add supplies, equipment, overhead, and margin. The loaded rate matters. The Bureau of Labor Statistics reports a median $17.71 an hour for janitors and building cleaners in 2025, and benefits were 30.0% of private-industry compensation costs in June 2026, so wages alone understate your cost. ISSA's workloading guide explains how to size the hours. After you win, compare actual hours against the bid so the next one is sharper, and round up for travel time, supply runs, and onboarding in the first month.
What is ISSA 612 and do I need it to bid janitorial jobs?
ISSA 612 is the published production-rate benchmark that estimates how much area a cleaner covers per hour for each task, and BidLoom builds it into every plan. You don't need it to bid, but it gives you a defensible way to turn square footage into hours when a buyer asks how you got your number. CleanGuru does similar workloading math, while QuoteIQ prices from your own price book instead. If your hours come from experience on similar buildings, a price-book proposal works fine; if procurement teams grill your numbers, use a rate library and keep the math in your bid file. That also makes renewals easier to defend.
Are electronic signatures on cleaning proposals legally binding?
Generally yes. The federal E-SIGN Act says a signature or contract can't be denied legal effect solely because it is electronic, and a signed proposal gives you proof of scope before the first shift. QuoteIQ lets clients sign on a phone, and you can require initials on document sections where an acknowledgment matters. QuoteIQ saves the customer's drawn signature to the estimate and its PDF, which is the record you want if a client later disputes scope. Some government and specialty contracts add their own rules, so check yours. I'm not a lawyer, and this isn't legal advice, so run anything high-stakes past one.
How big is the commercial cleaning industry in the US?
BLS counted 2,432,600 janitors and building cleaners in 2025, about 35% of them employed in services to buildings and dwellings, with 321,800 openings projected each year. Educational services employ another 17%, and healthcare and government add 7% and 5%, so institutional buyers matter too. IBISWorld puts US janitorial services revenue near $112 billion in 2026. That is a lot of work and a lot of bidders, and BLS projects only 2% employment growth from 2025 to 2035, so new contracts mostly come from winning them away from someone else. Build a reusable proposal template for each building type you bid.
Should I use janitorial bidding software or a general proposal tool?
Use janitorial bidding software if you price from production rates and need defensible labor math, and a general tool if you price from a rate sheet and want a clean, signable document. CleanGuru and BidLoom handle the math, PandaDoc and Proposify format and track the document, and QuoteIQ and Jobber add scheduling and invoicing. Count how many bids you send each month before paying for a rate library; a few a month rarely justify one, but weekly bids do. Either way, state scope, frequency, price, and terms plainly, and keep your scope sheet and price book current so the proposal comes out in minutes.
How do I start a QuoteIQ trial?
Pick a plan and sign up. The 14-day trial gives you full access to whichever plan you choose, from Essentials to Max, and a credit or debit card is required to start. Proposals sent during the trial don't use IQ Credits, so you can build an estimate, attach photos and documents, send it as a proposal, and watch the activity log show when the client views and signs. Plans are month-to-month, and it's one trial per person, for new subscribers, so start it when you have a real bid to send. Solo operators can start on Essentials; Pro adds job costing. If you'd rather see the proposal builder first, book a demo.
Bottom Line
If you bid by the hour from production rates, start with CleanGuru or BidLoom for the math. If you want one app that sends the proposal, gets it signed, schedules the crew, and invoices the client, QuoteIQ is what I'd run, and I do. After the win come crews, routes, and books, so I ranked employee scheduling for cleaning companies, route software for cleaning companies, bookkeeping for cleaning businesses, and proposal software for roofing contractors. Book a QuoteIQ demo and build your next bid in it.
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