Janitorial Services Houston — Recurring Nightly Contracts & Day Porters

Janitorial services are recurring nightly (or daily) contracts for facility managers running larger buildings, multi-tenant spaces, or industrial-adjacent offices — with a fixed scope of work, scheduled floor care, vendor onboarding paperwork, and a named supervisor. Office cleaning is the smaller-business version: a single tenant, weekly or twice-weekly visits, simpler scope, simpler reporting. Same crews, same standards, same insurance — just sized to your building. If you manage a 30,000+ sqft floor plan, an office park, a credit-tenant occupier, or any building where a property manager signs the contract, janitorial is your lane.

Yes. The two are different roles and we staff them separately. Nightly janitorial happens after-hours: vacuum, sweep, trash, recycling, restrooms, kitchenettes, conference rooms, high-touch sanitization, glass and door wipe-down. Day porter is dedicated daytime presence: restroom restocking, lobby refresh, common-area touchups, spill response, freight elevator coordination, tenant-complaint triage, and visible cleanliness for visitors. Larger buildings get a daytime porter on-site Monday through Friday plus a full nightly crew. Mid-size buildings often start nightly-only and add a porter as occupancy grows. We can quote either one or both.

W-2 employees only — we don't subcontract. Every cleaner working in your building is on the True Cleaning Experts payroll, background-checked, badged, uniformed, and covered by our workers' compensation policy. We re-verify background checks annually. The crew that wins your building stays on your building, with turnover handled internally through overlap and supervisor coverage, so you're not getting a different group of strangers every Monday night. If a cleaner ever shows up at your door without our logo on their shirt, that's not us.

Yes — full floor care program. VCT (vinyl composition tile) strip, top-scrub, recoat, and high-speed burnish on a scheduled cycle (typically quarterly burnish, annual or semi-annual full strip-and-wax depending on traffic). Carpet bonnet cleaning monthly with full hot-water extraction on a quarterly to semi-annual schedule. Ceramic tile sealing and grout brightening. Marble crystallization and polishing. Hardwood polish where applicable. Floor care can be baked into the monthly contract or quoted as a separate periodic line item — we'll recommend whichever way costs you less over a 12-month window.

Yes. Standard Certificate of Insurance shows $2M general liability, workers' compensation, and bonding coverage. We name your building owner, property manager, or facility-management firm — JLL, CBRE, Cushman & Wakefield, Stream Realty, Lincoln Property Company, Transwestern, Hines, Brookfield, or any other entity you specify — as additional insured at no additional charge. Most COIs are issued the same business day you ask. Our standard vendor onboarding packet (W-9, COI, contractor agreement, references, ACH form) goes out within 48 hours of a signed proposal.

Yes. Annual training on OSHA Hazard Communication Standard (29 CFR 1910.1200) and Bloodborne Pathogen Standard (29 CFR 1910.1030) is documented on file for every crew member. We also train on chemical-mixing safety, color-coded microfiber cross-contamination prevention, slip and fall prevention, ladder safety, and Personal Protective Equipment use. Training records, Safety Data Sheets (SDS) for every product on the building, and our written exposure-control plan are available to your safety officer or risk manager on request.

We're GS-42-aware. Green Seal Standard 42 governs cleaning service operations — chemical use, equipment, training, communication, and environmental practices. On request, we run buildings using EPA Safer Choice and Green Seal GS-37-certified products, microfiber-only protocols, HEPA-filtered backpack vacuums, and dilution-control dispensing systems. We're not a third-party-certified GS-42 firm (third-party certification typically only matters for federal contracts), but we run our crews to the spirit of the standard wherever a building or LEED-aspirant tenant requires it. Documentation packets for LEED O+M custodial credit pursuits are available.

Three layers. (1) Supervisor walk-through audits — daily for the first 30 days, then weekly, with a written checklist and photographs of any deficiency. (2) A monthly KPI report sent to the property manager: square-footage compliance, complaint volume and resolution time, restroom restock frequency, floor care cycle status, and any deficiency follow-ups. (3) A named account manager with a direct cell phone — response within four hours guaranteed during business hours, 24/7 for emergencies. Tenant complaints route through a documented log so nothing slips through email. Quarterly business reviews on-site with the property manager are part of every recurring contract over $5,000/month.

The same crew, every night. We assign a dedicated nightly crew to every building so the people scrubbing your restrooms know the building, the codes, the quirks, the tenants, and the supervisor's standards. Backup crews are pre-trained on the building so vacation, illness, or personnel turnover doesn't break continuity. The supervisor and account manager are constants regardless of which cleaner is on shift any given night. Continuity is one of the most common things we hear from new clients was missing with their last vendor — and it's the easiest thing to fix when crews are W-2 employees instead of subcontracted strangers.

Houston commercial janitorial typically runs $0.10–$0.18 per square foot per month for general office space, $0.18–$0.30 for medical and dental office buildings, and $0.20–$0.35 for industrial-adjacent or warehouse-mezzanine spaces. Final pricing depends on square footage, frequency, scope (basic versus full floor care), supplies arrangement (you supply versus we supply), access requirements, and whether a day porter is included. We provide a fixed monthly figure after the walkthrough — no surprise add-ons, no unit-pricing tricks at billing, no quiet rate hikes 90 days in. The number on the proposal is the number on the invoice.

Yes — always. Every contract we sign includes a 30-day no-penalty cancellation. We don't lock buildings into 12, 24, or 36-month auto-renew contracts the way the larger franchise janitorial brands often do. If we ever stop earning the work, you can leave with one month's written notice. Most of our clients stay multi-year because they want to, not because they're trapped, and that's how we want it. The 30-day clause stays in place at renewal too — we never sneak a longer commitment into a renewal letter.

Call (832) 925-3800 or request a free walkthrough online. We'll be on-site (typically within a week, often within 48 hours), tour the building with you and the on-site engineer or property manager, photograph anything that needs special handling, listen to past pain points and tenant complaints, identify floor care needs and porter requirements, and email a fixed-monthly written proposal with a Statement of Work within 48 hours. Certificate of Insurance, W-9, contractor agreement, and full vendor onboarding packet follow same-day on signature. First clean usually starts within 7–10 days of contract execution. No long-term commitment, no setup fee, no surprise scope add-ons after the proposal is signed.