Choosing janitorial bidding software is one of the most important decisions for a cleaning business. Here's an honest, data-backed comparison of the top platforms in 2026 — including what each does well.
Before comparing platforms, it helps to know what actually matters. Based on conversations with hundreds of cleaning business owners, these are the criteria that separate useful bidding software from frustrating ones:
1. Can you try it before you commit? — The best tools let you test-drive their calculator or bidding features without requiring a credit card, a demo call, or even a signup. If you have to schedule a meeting just to see the software, that's friction.
2. Does it use industry-standard production rates? — ISSA 612 Cleaning Times are the benchmark. Software that uses these rates produces bids that are defensible and accurate. Generic field service tools usually don't have them.
3. Is it mobile-friendly? — You're pricing jobs on-site, not sitting at a desk. The tool should work just as well on your phone as on a laptop, without requiring a native app download.
4. Is pricing transparent? — You should know exactly what a tool costs before you sign up. Hidden per-user fees and quote-based pricing can lead to surprises.
5. Is it built for janitorial? — A general field service tool can technically create an estimate, but it won't understand building types, restroom fixture counts, or the difference between carpet and hard floor production rates.
Here's a factual overview of the six main platforms. We cover each in detail below.
→ xiriOS — Free calculator (no signup), Bid Plus at $9/mo. ISSA 612 rates, mobile-first web app.
→ CleanGuru — $39–$155/mo. 15+ years in janitorial, strong customer support (4.8/5 on Capterra).
→ Janitorial Manager — ~$500+/mo (custom pricing). Most comprehensive enterprise feature set.
→ Swept — $17–$180/mo per location. Excellent scheduling and team communication.
→ Jobber — $30–$199/mo. Best general field service platform, polished UI and ecosystem.
→ JaniBid — Quote-based pricing. Bilingual support (English/Spanish), covers niche trades.
xiriOS was built from the ground up specifically for janitorial and cleaning businesses. The bid calculator uses ISSA 612 production rates, supports 15 building types, and generates room-by-room scope documents.
What users like: The free calculator works instantly — no signup, no download, no app to install. It runs in any browser on any device. The Bid Plus plan at $9/month unlocks unlimited saved bids, PDF proposals, and a built-in CRM.
Pricing: Free plan (unlimited calculator, 3 saved bids). Bid Plus at $9/month ($7/mo annual). Grow at $39/mo, Pro at $79/mo, Business at $119/mo.
Best for: Solo cleaners and small teams (1–20 employees) who want professional bidding and transparent pricing without enterprise costs.
Try the Free Calculator →CleanGuru has been serving the janitorial industry for over 15 years and has helped generate over 500,000 proposals. They've earned a 4.8/5 rating on Capterra, with users consistently praising their responsive customer support team — several reviews mention getting personalized, hands-on help within hours.
The platform includes bidding, scheduling, invoicing, and a mobile app. CleanGuru also offers a coaching add-on for business owners who want mentorship alongside their software.
What users like: Excellent customer support, comprehensive feature set, established track record in janitorial specifically. The workloading tools are well-regarded by mid-size operations.
Things to consider: The platform starts at $39/month for basic features, with full functionality at $75–$155/month. The interface reflects its long history — some users on Software Advice note it could benefit from a visual refresh. The bidding tools require a trial signup to access.
Pricing: $39–$155/month. 30-day free trial.
Best for: Mid-size companies (10–50 employees) who value a proven track record and hands-on support, and don't mind a higher monthly cost.
Janitorial Manager is the most feature-complete platform on this list. It offers detailed bidding with ISSA 612 rates, work loading, inspections, GPS tracking, inventory management, and a mobile app — all purpose-built for commercial cleaning.
With a 4.6/5 rating on Capterra (51 reviews), users praise the depth of features and the quality of customer support reps by name. For large, multi-location operations, it's one of the most comprehensive tools available.
What users like: Deep janitorial-specific functionality, robust inspection and quality management tools, strong multi-crew/multi-location support.
Things to consider: Pricing starts around $500/month with custom quotes only — there's no public pricing page. There's no free trial, and you need to schedule a demo to see the software. A few recent Capterra reviews mention occasional glitchiness with the scheduler and difficulty with clock-in/out on certain devices.
Pricing: ~$300–$500+/month (custom quote).
Best for: Large janitorial operations (50+ employees) with complex multi-site requirements who need enterprise-level features and are comfortable with enterprise-level pricing.
Swept is purpose-built for commercial cleaning operations and excels at what it focuses on: employee scheduling, GPS time tracking, task management, and team communication with 100+ language translation — a standout feature for diverse cleaning crews.
Swept uses per-location pricing, which can be cost-effective for single-location operators but adds up for multi-site businesses.
What users like: Beautiful interface, GPS time clocks, multilingual messaging (unique in this category), and location-based task management.
Things to consider: Swept does not include bidding, proposals, invoicing, or CRM at any price tier — these are not on their roadmap. If you need to price jobs AND manage crews, you'd need Swept plus a separate tool. Some users on Capterra and Software Advice report intermittent mobile app stability and GPS accuracy issues.
Pricing: $17–$180/month per location.
Best for: Teams that already have a bidding process and need a dedicated scheduling and communication tool. Especially strong for crews with multilingual employees.
Jobber is arguably the most polished field service management platform on the market. It's beautifully designed, has an excellent mobile app, strong QuickBooks integration, and a massive ecosystem of add-ons. It serves plumbing, HVAC, landscaping, and cleaning businesses alike.
What users like: Polished interface, reliable scheduling, excellent native mobile app, strong third-party integrations. It's a well-funded company with regular feature updates.
Things to consider: Jobber is not built for janitorial specifically — it's a general-purpose tool. It doesn't include ISSA production rates, cleaning-specific bid calculators, or inspection workflows. Pricing can escalate with per-user fees ($29/user/month) and optional add-ons (marketing suite at $80/month, AI receptionist at $99/month). Some users on Reddit note that key features are gated behind higher-tier plans.
Pricing: $30–$199/month + $29/user/month on higher tiers.
Best for: Cleaning companies that also run other field service lines (e.g., pressure washing, window cleaning) and want a single general-purpose platform with a premium feel.
JaniBid serves a unique niche: it supports janitorial, maid service, pressure washing, window cleaning, and carpet cleaning businesses — all with bilingual (English/Spanish) support. It offers a free basic calculator and has pricing analysis tools to compare your bids against market rates.
What users like: Bilingual interface, multi-trade support, and the ability to compare pricing across different service types. Users on G2 appreciate the time savings in bid preparation.
Things to consider: The interface can feel complex for new users — G2 reviewers note a learning curve. iOS mobile support is still developing, and the free calculator is relatively basic. Review volume is lower than other platforms, which can make it harder to evaluate.
Pricing: Quote-based (contact for pricing).
Best for: Bilingual cleaning businesses that serve multiple trade categories (janitorial + pressure washing + carpet cleaning) and value Spanish-language support.
Solo operator / just starting out?
→ Start with xiriOS (free). Use the calculator to price your first jobs, create a free account to save bids and generate proposals. You can always upgrade or switch later — but you'll have professional bids from day one without spending anything.
Small team (5–20 employees)?
→ xiriOS Bid Plus ($9/mo) for bidding, proposals, and CRM. If you need scheduling and team communication on top: add Swept for crew management.
Mid-size company (20–50 employees)?
→ CleanGuru ($75–$155/mo) gives you a proven all-in-one platform with great support. If you prefer a more modern interface, xiriOS Pro ($79/mo) covers bidding + scheduling + CRM for less.
Large enterprise (50+ employees)?
→ Janitorial Manager is the most comprehensive option for complex multi-site operations — but expect $300–$500+/month.
Multi-trade business?
→ Jobber if you do cleaning + other field services. JaniBid if you need bilingual support across janitorial + pressure washing + carpet cleaning.
The fastest way to evaluate: try the free calculators. xiriOS offers one with no signup — start there to see how data-backed bidding works, then decide what else you need.
Try the Free Calculator — No Signup →Our free janitorial bid calculator uses real ISSA production rates. No sign-up required.