How to Choose the Right Janitorial & Maintenance Service for Your Property Type
Different properties have different needs. What works well for a high-end residential building may not work for a commercial office or an industrial facility. The right janitorial and building maintenance service packages balance cost, frequency, communication, dependability, and high levels of service
It’s important for property managers to take all of these into account to make the right choice for their janitorial and maintenance providers.
Cleaning & Maintenance Needs by Property Type
- Residential Buildings (apartments, condos, gated communities)
Focus areas: common areas (lobbies, hallways), amenities (gyms, pools), safety (lighting, slip-hazards), odor control, carpet and floor care, trash removal. Residents expect a consistent and pleasant environment. - Office Buildings
Emphasis on cleanliness in shared spaces (conference rooms, break rooms), restrooms, high traffic areas, cleaning after hours to avoid interruption, and specialized cleaning (e.g. sensitive areas, carpet cleaning, floor services, deep cleaning, and meeting/party/event setup and teardown/cleanup. - Restaurants & Food-Service Establishments
Strict hygiene requirements, regular deep cleaning of kitchens and bathrooms, grease traps, walk-ins, dealing with smells, pest prevention, and high compliance standards. - Retail
High foot traffic, multi-tenant restrooms, storefront windows, external areas (parking lots, sidewalks), possibly seasonal needs (snow/salting, leaf removal, etc.). - Industrial Facilities
Specialized surfaces, heavier wear, possible exposure to chemicals or heavy equipment; needs more frequent cleaning, stronger materials, adherence to safety and OSHA standards.
ABS services a wide range of property types: residential buildings, office buildings, restaurants, retail stores, and industrial facilities. This experience means we understand the challenges and requirements of providing high quality services for each type.
Elements of a Good Package
When considering a service provider, here are the key elements to weigh.
1. Level of Service (Janitorial / Maintenance / Hybrid)
- Janitorial only handles cleaning tasks.
- Maintenance handles Building work orders, safety, common area building repairs, etc.
- Hybrid mixes both — changing bulbs, minor building repairs while cleaning of common area. For many properties, hybrid gives the client a strong value.
2. Frequency & Schedule
How often are services provided: daily, weekly, nightly? Does the schedule shift based on usage (events, heavy traffic)? Are there after-hours or weekend services? For example, residential buildings might need weekend services due to increased traffic, restaurants may need daily deep cleans, and industrial facilities may need more frequent maintenance.
3. Customization & Add-on services
Does the provider offer special services like post-construction cleanup, snow removal, power washing, carpet cleaning, floor services, special event support? ABS has an extensive menu of add-ons.
4. Quality Assurance & Supervision
Do they perform walkthroughs? Are there supervisors? Is there documentation (photos/video)? ABS conducts roof-to-basement walkthroughs and provides documentation so nothing is overlooked.
5. Responsiveness & Communication
What happens when something is broken after hours? When a tenant complains? Speed of response, open communication, clarity of process—all matter. ABS promises 24/7 responsiveness.
6. Professionalism & Presentation
Uniformed staff, badges, training, trusted equipment—these matter especially in high-end residential or retail environments. First impressions count. ABS emphasizes professionalism.
Matching the Service to the Property: Sample Scenarios
Here are a few examples of what a good package might look like for different properties.
Questions to Ask Before Signing a Contract
To ensure finding the right provider, ask the right questions:
- Can you tour some of the properties they that are similar to yours?
- Do your crews stay consistent (same people) from visit to visit? What is their average tenure?
- How do you handle emergency maintenance or unexpected issues?
- What is your process for documenting issues found during cleaning and maintenance tasks?
- Are flexible packages available?
- What liability, insurance or bond coverage do they have?
How ABS Compares
ABS has several strengths that align well with these needs:
- Multiple levels of service (Janitorial, Maintenance, Hybrid) so you can tailor to what your building needs
- Wide range of add-ons, from post-construction cleanup to snow removal, carpet cleaning, floor services, painting, special event support, etc.
- Emphasis on professionalism, quality assurance, documentation and responsiveness
More Than Just Lowest Bid
Choosing the right janitorial and maintenance package isn’t just about getting the lowest bid—it’s about matching your property’s unique needs with a provider that is versatile, proactive, and thorough. Spend time defining your priorities, asking the right questions, and reviewing what each provider offers. When you find the right provider, tenants are happier, assets last longer, and the value of your property only goes up.
With service partners like ABS, you can expect not just cleanliness, but a commitment to caring for your building in a comprehensive, reliable way. Get started by requesting a walkthrough and quote today.
