If you manage a strata building in New South Wales, cleaning is one of the largest recurring maintenance costs on the budget. Yet pricing varies enormously between providers, and without a clear understanding of what drives costs, it’s easy to overpay — or underpay and get substandard results.

Here’s what strata cleaning actually costs across Sydney, Central Coast, and Newcastle in 2026, what should be included, and how to make sure you’re getting value for every dollar spent.

What Affects Strata Cleaning Costs

No two buildings are identical, and pricing reflects that. The main factors that determine cost are:

• Building size — the number of units and, more importantly, the total common area to be serviced. A 12-unit walk-up with one stairwell is a fundamentally different job to a 12-unit building with a lobby, lift, car park and pool area.
• Cleaning frequency — weekly, fortnightly, monthly or quarterly, or a combination of regular and periodic deep cleans. Higher frequency keeps standards consistent but costs more per year. Lower frequency saves money but allows dirt to build up between visits, meaning each clean takes longer.
• Scope of work — common area maintenance only, or a broader scope including exterior cleaning, window washing, gutter clearing and car park sweeping. The scope document is the single most important part of any strata cleaning contract — it defines exactly what you’re paying for.
• Access requirements — buildings with difficult access, multi-level car parks, or areas requiring elevated work platforms will cost more
• Location — inner Sydney generally attracts higher rates than regional areas, though travel time and logistics can offset this for more remote sites
• Building age and condition — older buildings with worn surfaces, porous tiles and ageing grout require more intensive cleaning to maintain the same standard as a newer building

Typical Strata Cleaning Pricing in NSW (2026)

These figures are based on current market rates across the Sydney, Central Coast, Lake Macquarie and Newcastle regions for regular common area cleaning. All prices are exclusive of GST unless stated otherwise.

Small building (up to 20 units)

• Weekly visit: $350–$500
• Monthly cost: ~$1,400–$2,000
• Annual cost: ~$18,000–$26,000

Typically covers lobby, stairwells, lift, mailbox area, bin room tidy, and general common area cleaning. At the higher end of this range, expect car park sweeping and basic exterior cobweb removal to be included.

Real-world example: A 16-unit block in Gosford with a single stairwell, small lobby and ground-level car park typically pays around $380–$420/week for a comprehensive weekly clean including bin room wash-down.

Medium building (21–60 units)

• Weekly visit: $650–$1,000
• Monthly cost: ~$2,600–$4,000
• Annual cost: ~$34,000–$52,000

Broader scope including multiple stairwells, larger lobbies, car park tidying, and potentially gym or pool common areas. At this size, most buildings benefit from a detailed scope document that specifies exactly which areas are cleaned on which visit.

Real-world example: A 30-unit building in Sydney’s inner west typically pays $500–$700/week for comprehensive common area cleaning including lift, lobby, two stairwells, car park sweep and bin room maintenance.

Large building (60+ units)

• Weekly visit: $1,200+
• Monthly cost: Custom quote required
• Annual cost: $65,000+

Large buildings require tailored scope documents and often include dedicated cleaning schedules for different areas on different days. Some large complexes split cleaning across multiple visits per week — for example, lobbies and lifts on Monday and Thursday, stairwells and car parks on Wednesday.

Quarterly deep clean add-on

• Cost: $800–$2,500 depending on scope
• Annual cost for 4 quarterly cleans: $3,200–$10,000

Covers items not included in regular visits — pressure washing of driveways and paths, car park deep clean, exterior wall washing, gutter clearing, and window cleaning of common area glass. These periodic deep cleans are essential for maintaining building presentation and preventing long-term deterioration of surfaces.

What You Get at Each Frequency — Comparison

The most common arrangement for medium-sized buildings is weekly regular cleaning combined with quarterly deep cleans. This provides consistent day-to-day presentation while addressing heavier maintenance items on a periodic schedule.

What Should Be Included in Strata Cleaning

A comprehensive strata cleaning contract should clearly specify the following:

• Common area cleaning — lobbies, corridors, stairwells, lifts, mailbox areas
• Car park sweeping — particularly ground-level car parks that accumulate leaf litter and debris
• Bin room cleaning — regular wash-down and deodorising. This is one of the most common sources of resident complaints, so it needs to be done properly and frequently.
• Window cleaning — common area glass, entry doors, and internal partitions
• Pressure washing — driveways, paths and hard surfaces on a periodic schedule
• Gutter clearing — at least twice per year, more if surrounded by trees. Blocked gutters are a major cause of water damage and are often overlooked until it’s too late.
• Completion reports — photographic or written reports confirming work completed, particularly important for committee oversight. These should be provided after every visit, not just when requested.

Red Flags When Comparing Strata Cleaning Quotes

Not all quotes are equal. Watch for these warning signs — any one of them is a reason to ask hard questions before signing:

• No site inspection before quoting — any provider quoting sight unseen is guessing, and the price will either be too high or the scope too thin. A reputable provider will always walk the building before providing a price. If they won’t visit, they’re not serious about getting the scope right.
• No insurance details provided — strata cleaning requires adequate public liability cover. Your strata manager should sight the certificate of currency before any work begins. Look for a minimum of $20 million public liability — anything less is insufficient for strata work where a single incident could affect dozens of residents.
• Subcontracting without disclosure — if the company quoting isn’t the company cleaning, you lose accountability and quality control. Ask directly: “Will your own staff be performing the work, or will it be subcontracted?” Some providers operate purely as brokers, adding a margin without adding value.
• No completion reports — without documentation, the committee has no way to verify that contracted work is being completed to standard. This becomes especially important when residents raise complaints — you need evidence of what was and wasn’t done.
• Vague scope of work — a quote that says “clean common areas” without specifying exactly what that includes leaves room for disputes. The scope should list every area, every task, and every frequency. If it’s not in the scope, it won’t get done.
• Unusually low pricing — if one quote is 30–40% below the others, that’s not a bargain. It usually means corners will be cut, staff will be underpaid (creating turnover and inconsistency), or the provider will come back seeking price increases within months.
• No ABN or business registration details — legitimate cleaning businesses provide their ABN on quotes. Without it, you have no recourse if something goes wrong and no way to verify their insurance is valid.

Tips for Strata Committees: How to Evaluate Cleaning Quotes

Choosing a strata cleaning provider is one of the most impactful decisions a committee makes. Here’s how to get it right:

1. Get at least three quotes — but compare them on scope and inclusions, not just price. Create a simple spreadsheet listing what each provider includes and excludes.
2. Insist on a site inspection — walk the building with each provider. A good cleaner will point out issues you haven’t noticed and suggest solutions.
3. Request a detailed scope document — this should list every area, every task, and the frequency for each. It becomes the benchmark for performance reviews.
4. Check insurance thoroughly — $20M public liability is the recommended minimum for strata work. Ask for the certificate of currency, check the expiry date, and confirm the policy covers the type of work being quoted (including pressure washing and working at heights if applicable).
5. Ask about team consistency — buildings benefit enormously from the same cleaner attending each visit. They learn the building’s quirks, notice when something is wrong (a leaking pipe, graffiti, damage), and build rapport with residents. High staff turnover is a red flag.
6. Request references from similar buildings — a provider who cleans a 50-unit high-rise may not be the right fit for a 10-unit walk-up, and vice versa. Ask for references from buildings similar to yours.
7. Review the contract terms carefully — look for the notice period (30 days is standard), price review mechanisms (annual CPI adjustments are reasonable), and any lock-in periods. Avoid contracts that auto-renew for long terms without a clear exit clause.
8. Establish a review schedule — agree upfront that the committee will formally review cleaning performance every 6 or 12 months, using completion reports and resident feedback as the basis.

A Note on GST and Contract Terms

All strata cleaning services are subject to GST (10%). When comparing quotes, make sure you’re comparing like-for-like — some providers quote ex-GST, others include it. Your strata manager should ensure the contract specifies whether quoted prices are inclusive or exclusive of GST.

Standard contract terms in the industry are:

• Payment terms: Monthly in arrears, with 14–30 day payment terms
• Notice period: 30 days written notice to terminate
• Price reviews: Annually, typically aligned with CPI or a fixed percentage increase
• Contract duration: 12 months initial term is standard, with month-to-month continuation after the initial period

Be cautious of providers who insist on long lock-in periods (2–3 years) without performance review clauses. A good provider is confident enough in their work to operate on reasonable terms.

How to Get the Best Value

Price matters, but value matters more. A slightly more expensive provider who delivers consistent results, provides reports, and communicates proactively will save the owners corporation money in the long run by avoiding complaints, re-cleans, and committee headaches.

• Request a site inspection — any reputable provider will walk the building before quoting
• Compare scope, not just price — the cheapest quote often covers the least. A $100/week saving means nothing if you’re getting half the service.
• Ask about completion reports — these provide transparency and accountability
• Check insurance — $20M public liability is the recommended minimum for strata work
• Ask about staff consistency — buildings benefit from the same cleaner attending each visit, as they learn the building and spot issues early
• Consider bundling regular and periodic cleaning — a single provider for both weekly cleans and quarterly deep cleans simplifies management, ensures consistency, and often comes at a better overall rate than engaging separate providers

Book a Free Strata Site Inspection

DSK Cleaning provides strata cleaning across Sydney, Central Coast, Lake Macquarie and Newcastle. We offer free site inspections, detailed scope documents, completion reports with every visit, and carry $20M public liability insurance. Our teams are consistent — the same cleaner attends your building every visit, so they know the building inside and out.

We work directly with strata managers, building managers and owners corporation committees. Whether you’re reviewing your current provider or setting up cleaning for a new building, we’ll provide honest, transparent pricing with no hidden costs.

Call Peter on 0423 668 766 or request a quote online. We’ll walk your building, provide a transparent fixed-price quote with a detailed scope document, and explain exactly what’s included — no surprises.