What to Look for in a Strata Cleaning Contract in Sydney
Strata cleaning contracts are not all created equal. Some protect you. Most protect the cleaning company. Knowing the difference before you sign can save your building committee significant time, money, and frustration.
This guide covers what a good strata cleaning contract should include, the clauses that should raise red flags, and the questions every strata manager in Sydney should be asking before committing.
What Should Be in Every Strata Cleaning Contract
1. A Detailed Scope of Works
The contract should specify exactly what gets cleaned, how often, and to what standard. Vague language like “clean common areas as required” is a recipe for disputes. You should see:
Specific areas covered (foyer, lifts, stairwells, car park, bin room, pool area, gym, etc.)
Frequency for each area
Task-level detail for each clean (e.g., “mop and disinfect lift floor, wipe lift walls and buttons”)
Any areas explicitly excluded
If the scope is vague, get it clarified in writing before signing. What's not written down won't get done consistently.
2. Clear Pricing and What's Included
The contract should state the total cost, what’s included, and what will attract additional charges. Common extras that catch strata managers off guard:
After-hours or weekend callouts
Consumables (toilet paper, hand soap, bin liners)
Periodic tasks like pressure washing or window cleaning
Emergency cleans after incidents
Make sure you know the full cost picture before comparing quotes.
3. Notice Period for Cancellation
This is one of the most important clauses and one of the most overlooked. Some strata cleaning contracts in Sydney lock buildings in for 12–24 months with heavy penalties for early exit.
Look for:
30–90 day notice periods (30 days is reasonable for most buildings)
No financial penalty for termination after the notice period
Clear process for raising and resolving complaints before termination is necessary
Avoid any contract that locks your building in for more than 12 months without a performance exit clause.
4. Accountability and Verification
How will you know the work was actually done? This is the question most strata contracts don’t answer. Look for:
Digital or physical completion checklists signed off each visit
Photo documentation of completed areas
QR scan-in/out records confirming time on site
A named contact for quality issues and response time commitments
Without this, you're relying entirely on trust — and when complaints come from residents, you have nothing to show them.
5. Insurance Requirements
Your cleaning provider should carry at minimum:
Public liability insurance — $10 million minimum
Workers compensation — covering all staff working on your property
Ask for certificates of currency before signing, not just a statement that they're insured. Certificates should be current and name your strata as an interested party if possible.
6. Staff Consistency
High staff turnover in cleaning companies is common and costly for strata buildings. New cleaners don’t know the building, miss things, and take weeks to reach a consistent standard.
Ask whether the contract guarantees named or regular staff for your building, and what the process is if your regular cleaner is absent.
Red Flags to Watch For
Long lock-in periods with no exit clause — If a provider won’t let you leave when they’re underperforming, that tells you something.
Vague scope of works — “General cleaning of common areas” means nothing. Push for task-level specifics.
No accountability mechanism — If there’s no way to verify work was done, there’s no way to enforce standards.
Subcontractor-heavy model — If the company you sign with sends out subcontractors rather than their own employees, you have less control over who is on site and whether standards are consistent.
Consumables not included — Some providers quote low and then charge separately for every roll of toilet paper and bin liner. Clarify upfront.
No named contact for complaints — “Email our support team” is not a service model. You should have a direct contact who knows your building.
Questions to Ask Before You Sign
What exactly is included in the scope, area by area?
What are the cancellation terms if we’re not satisfied?
How do you verify and document completed work?
Can I see your current certificates of insurance?
Will we have the same cleaner each visit, and what happens when they’re away?
Are your staff employees or subcontractors?
What consumables are included, and what will be charged separately?
Who do we contact if there’s a problem, and what’s your response time?
How NoSpots Approaches Strata Contracts
We work with strata buildings across Sydney on 30-day notice terms. No 12-month lock-ins. Every clean is documented with QR check-ins, time-stamped photos, and digital checklists — so your building committee has verifiable proof of service, and your residents have nothing to complain about.
If you’re reviewing your current strata cleaning arrangement or looking for a new provider, get in touch for a free assessment. We’ll walk through your building’s specific needs and give you a clear quote with no pressure.
Summary
A good strata cleaning contract has task-level scope, clear pricing, short notice periods, and accountability mechanisms
Red flags include vague scope, long lock-ins, no verification, and subcontractor-heavy models
Always ask for insurance certificates before signing
Staff consistency matters more than most strata managers realise until they’ve dealt with the alternative
