2026 Pain Killers for Commercial Cleaners

The forces reshaping cleaning operations across Australia & New Zealand and the operational cures that separate market leaders from casualties.

The commercial cleaning industry across Australia and New Zealand is at an inflection point. The Commercial Cleaning Services industry in Australia is projected to have a market size of $20.1 billion by 2025, IBISWorld with industry revenue growing at a CAGR of 6.7% over the past five years. IBISWorld Across the Tasman, the market size of the Commercial Cleaning Services industry in New Zealand is $2.9 billion in 2025, with 6,693 businesses operating in the sector. IBISWorld

The headline numbers look strong. But beneath the surface, cleaning operators face a convergence of pressures that threaten to squeeze margins, strain workforces, and erode client relationships.

Currently, Australia has a presence of 32,421 commercial cleaning businesses, employing about 151,300 people. Expert Market Research The industry has low barriers to entry, which limits market share concentration. The industry is highly fragmented with thousands of small owner-operators. IBISWorld

This fragmentation creates both opportunity and chaos. The cleaning companies that thrive in 2026 won't simply be those that work harder—they'll be the ones that systematically eliminate the friction points dragging down margins, burning out staff, and exposing them to regulatory risk.

Here are the pain points that will define the year across Australia and New Zealand—and the operational cures that turn them into competitive advantages.

Pain Point #1: The Fair Work Compliance Minefield

This is where operational headaches become existential risks. The Fair Work Ombudsman has made the cleaning industry a priority enforcement target, and the consequences are severe.

"Sham contracting is a widespread problem in the contract cleaning industry. We will take strong action if companies are avoiding their lawful obligations to their workers by asking them to register as independent contractors instead of paying them as employees and providing them leave and other entitlements under the Cleaning Services Award." Employsure

The enforcement is active and the penalties are real. Fair Work Inspectors have conducted surprise audits at major venues including AAMI Park in Melbourne, ANZ Stadium in Sydney, and GIO Stadium in Canberra. The MCG audits resulted in a $132,217 penalty against the MCG's head cleaning contractor. Employsure

In one case, the Fair Work Ombudsman alleged that five migrant cleaners in Sydney were underpaid a total of more than $125,000 and subjected to sham contracting, with the company knowingly misclassifying cleaners as independent contractors. Fair Work Ombudsman

The Cleaning Services Award 2020 is complex. Managing payroll under the Cleaning Services Award can be complex, with requirements including casual loading calculations, penalty rates for weekends and public holidays, night-shift penalties, and various allowances. Workstem Australia Getting it wrong—even unintentionally—creates serious exposure.

Breaches relating to false or misleading pay slips and underpayment of minimum wages, casual loading and annual leave entitlements are classified as serious contraventions under the Protecting Vulnerable Workers laws. Fair Work Ombudsman

The cure: Automated time tracking with ironclad audit trails.

When Fair Work inspectors arrive—and increasingly, they do—you need more than good intentions. You need GPS records showing exactly when staff arrived and left. You need digital timesheets that flow automatically from verified clock-ins. You need documentation that proves, beyond dispute, that your people were paid correctly under the Award.

How Eaco helps: GPS clock-in/out creates exact start and finish records. Self-building timesheets with full audit trails provide transparent documentation for Fair Work compliance. Payroll-ready exports sync directly to your accounting system, ensuring Award rates and loadings are applied correctly. See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

Pain Point #2: The Hybrid Work Scheduling Nightmare

This is the structural shift that refuses to stabilise. As hybrid work models, sustainability targets, and health mandates transform the workplace, many employers struggle to provide employees with innovative spaces that not only enhance productivity but also ensure safety. Gjkfacilityservices

With more Adelaide businesses embracing hybrid work models, office usage patterns have changed. Some teams need daily cleaning, others only need service a few days a week. Adelaide SuperMaids

The old model was simple: clean everything, every night, five days a week. Bill accordingly. But that model now leaves you either overservicing empty floors (destroying your margins) or underservicing busy days (destroying client relationships).

Instead of daily cleaning, offices are assessing if they can manage with cleaning two or three times a week. For smaller teams or hybrid workplaces, less frequent cleaning may be enough. Hopeclean

With businesses increasingly employing hybrid work models and flexible working arrangements for staff, cleaning services will need to provide a more tailored response. A customised cleaning plan for daily cleaning or regular cleaning services helps to align cleaning teams with business needs. Amcclean

As contracts tend to be short term with a 30- to 90-day cancellation clause, the market is extremely responsive to even temporary changes. IBISWorld This volatility creates both risk and opportunity.

The cure: Dynamic scheduling infrastructure that flexes with occupancy reality.

This means recurring schedules for predictable work, combined with drag-and-drop roster adjustments for the unpredictable. It means one-off job slots that absorb urgent requests without derailing the weekly rhythm. And it means instant notifications so your cleaners know about changes before they show up at the wrong site.

How Eaco helps: Drag-and-drop rostering with recurring schedule templates, one-off job slots for urgent work, and live push notifications that keep cleaners updated instantly. Smart scheduling that can flex between daily and periodic cleans based on actual site requirements.

See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

Pain Point #3: The Labour Crisis

"When approximately 80 percent of a cleaning contract's value is attributed to labour, it raises serious questions about how any provider can offer prices 30–40 percent lower and still deliver the same quality outcomes. Ultimately, it is the cleaner who bears the cost—either through pay rates falling below minimum wage entitlements or through reduced working hours, directly impacting their income." Scoop

The workforce challenge across Australia and New Zealand is structural, not cyclical. Turnover rates in commercial cleaning regularly exceed 75% annually, with some operators experiencing rates above 200%. Every departure triggers recruitment costs, training time, and the ever-present risk that clients notice quality wobbles during the transition.

The number of cleaning businesses in New Zealand has grown from 4,788 in March 2014 to 7,782 in 2024, an increase of 63 percent. Two-thirds of these businesses had zero employees—in other words, the work was either done by owner-operators or by casual workers. Scoop

Fair Work wage rulings have lifted frontline cleaner pay by roughly 4–6%. Clients are now demanding verifiable green consumables, nudging chemical spend up 2–4%. SMK Carpet Cleaning Rising costs without corresponding productivity gains squeeze margins from both directions.

The average salary of commercial cleaners in Australia can range from $45,000 to $65,000 per year. JBN Cleaning Competition for reliable staff is fierce, particularly in metropolitan areas where cleaners have abundant alternative employment options.

The cure: Systems that make cleaners' lives easier, not harder.

Staff retention isn't just about pay—it's about dignity. Cleaners who clock in without confusion, know exactly what's expected, receive instant updates when things change, and get paid correctly without chasing anyone are cleaners who stay. Technology that creates friction drives people away. Technology that removes friction keeps them.

How Eaco helps: GPS clock-in/out removes timesheet disputes. Live notifications keep staff informed of schedule changes. Self-building timesheets ensure correct payment every time. A mobile app that cleaners actually want to use rather than work around.

See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

Pain Point #4: The CAF and Modern Slavery Compliance Era

This is the emerging differentiator that's reshaping tender processes across Australia.

The CAF Certification Scheme provides a credible framework to measure social compliance within the cleaning industry. Investors, property owners, building managers, cleaning contractors and tenants benefit from improved procurement processes and reduced risks, while cleaners are assured of fair pay and decent working conditions. Cleaningaccountability

"Industry-led compliance and education measures like CAF are central to a sustained culture of compliance," said Fair Work Ombudsman Anna Booth. CAF Certification means property owners have ongoing oversight of compliance and a transparent supply chain, engage directly with workers and have responsible procurement practices. Fair Work Ombudsman

Major property owners are increasingly requiring CAF certification or equivalent compliance frameworks. Leading integrated property investor Cbus Property became the first building owner in Australia to have each of its office buildings and shopping centres certified by CAF, covering approximately 700,000 square metres of space and more than 500 cleaners. Cbus Property

CAF Portfolio Certification can also help asset owners meet their obligations under the Modern Slavery Act. Since 2019, the Modern Slavery Act 2018 has required companies with annual revenues above $100 million to report annually on the risks of modern slavery in their operations and supply chains. ISPT

The cleaning industry has been identified as being at high risk of modern slavery due to several factors including the reliance on, often vulnerable, migrant workers and subcontracting practices, resulting in limited transparency in cleaning supply chains. AustralianSuper

The cure: Compliance infrastructure that demonstrates due diligence.

When property owners and facility managers evaluate cleaning contractors, they're increasingly looking for evidence of robust compliance systems—not just promises. Digital records of worker hours, documented pay compliance, transparent subcontractor management, and accessible audit trails become competitive differentiators.

How Eaco helps: Contractor Cloud handles onboarding, verification, and ongoing compliance tracking with automatic pausing of non-compliant contractors until issues are resolved. Comprehensive audit trails document Fair Work compliance. Expiry reminders flag certification and insurance lapses before they become problems.

See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

Pain Point #5: "Did the Job Actually Get Done?"

Client trust erodes one unanswered question at a time. When facility managers can't verify that contracted cleaning was actually performed, they start questioning invoices. When they question invoices, they start shopping around.

It's already becoming possible to implement real-time client data for smarter, more responsive cleaning. Smart dispensers can now notify cleaning teams when soap, sanitiser, or paper towels are running low—reducing downtime and waste. These data-driven tools are quickly shifting from future-forward ideas to everyday operational tools for progressive cleaning providers. Amcclean

The hybrid workplace model means more focus on days in the office and less tolerance for inconvenience or perceived hazards. Your janitorial service should ensure the office feels safer and cleaner than the commuter train, supermarket, or neighbourhood coffee shop. Gjkfacilityservices

Clients these days are operating with an increased sense of awareness. They are inquisitive about knowing much more about the company's background, portfolios, success rates, and years in the field. The better you keep your client informed, the higher will be your retention rate. Urban Clean

The cure: Real-time proof of service that clients can access themselves.

GPS check-ins confirming your cleaner was on-site. Timestamped photos showing before-and-after conditions. Digital checklists completed in real-time. And critically—a client portal where facility managers can verify everything without picking up the phone.

When clients can verify service delivery themselves, the relationship shifts from interrogation to partnership. Disputes disappear. Renewals become routine.

How Eaco helps: GPS check-in/out, before-and-after photo uploads, digital checklists completed in real-time, and a dedicated client portal that puts verification at clients' fingertips.

See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

Pain Point #6: The Race to the Bottom

Property owners ultimately fuel this race to the bottom by awarding contracts to the lowest bid and not completing proper due diligence checks to ascertain whether the price of the contract is sufficient to meet the wages and entitlements of those performing the work. Parliament of Australia

The cleaning industry's low barriers to entry create constant downward pricing pressure. A call to consider legislation similar to that in Australia is among the key findings of New Zealand's recent industry report, "Making the Invisible Visible: Addressing the Needs of Cleaning Industry Workforce." Scoop

Standard commercial cleaning in Australia runs between $35 and $65 an hour—or roughly $2.50 to $7.50 per square metre. Those figures sit at the heart of every tender, contract negotiation, and budget forecast. SMK Carpet Cleaning

When competitors undercut on price, they're often doing so by cutting corners—on wages, on insurance, on quality. The challenge for legitimate operators is demonstrating value that justifies sustainable pricing.

The cure: Operational efficiency that protects margins without sacrificing service.

When clients squeeze on price, you have two options: cut quality (and eventually lose the contract anyway) or become genuinely more efficient. Efficiency comes from eliminating waste—double-handling data, chasing timesheets, resolving disputes, managing confusion.

The cleaning companies that survive the squeeze aren't necessarily the cheapest—they're the ones who've eliminated enough operational friction to maintain quality at compressed margins.

How Eaco helps: Automation eliminates double-handling across scheduling, timesheets, and invoicing. Integration with accounting and payroll systems removes manual data entry. Live dashboards show exactly where time and resources are being spent, enabling data-driven efficiency improvements.

See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

Pain Point #7: The ESG Tender Revolution

Australian businesses are increasingly adopting green commercial cleaning practices, driven by regulations, stakeholder expectations, and a focus on sustainability. Advancements in technology and sustainable methods are propelling this shift, with companies prioritising energy-efficient equipment and eco-friendly cleaning products to minimise their environmental impact. Urban Clean

Trends for 2025 emphasise eco-friendly cleaning products, health priorities shaped by the pandemic, sustainable packaging, smart cleaning tech, automation, and resilient supply chains. These shifts reflect the industry's focus on innovation, efficiency, and environmental responsibility. Urban Clean

Modern tenders across both Australia and New Zealand increasingly include ESG criteria. Facility managers want to know: What's your environmental footprint? How do you track sustainability metrics? Can you report on resource usage across their portfolio?

Many companies are now embracing biodegradable and non-toxic cleaning products and adopting energy-efficient equipment. This trend aligns with New Zealand's broader environmental goals and is driven by increasing consumer demand for green practices. Kiwi Clean Home

The cure: Infrastructure that captures and reports ESG metrics automatically.

If you're tracking your operations digitally anyway, ESG reporting becomes a byproduct rather than a project. Site-level data on resource usage, staff patterns, and chemical consumption can flow into reports that demonstrate your environmental credentials.

How Eaco helps: Business dashboards with site-level insights track efficiency and costs. Exportable reports demonstrate value to clients during contract reviews and tender submissions. Digital job completion records create the data foundation for ESG reporting.

See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

Pain Point #8: The Technology Adoption Gap

The growing integration of technologies such as artificial intelligence and robotics is driving growth in the market. Expert Market Research But for many operators, the technology landscape is fragmented and confusing.

Technological integration is playing a key role in streamlining operations within the cleaning services industry. From app-based booking systems to the use of automated floor scrubbers and AI-powered scheduling software, the sector is modernising at a rapid pace. Slideshare

We already track the time spent cleaning each area of premises to identify opportunities for greater efficiency and consistent service delivery. In industrial and warehouse environments, sensor-based systems are starting to track usage patterns and foot traffic to help prioritise which areas need cleaning most urgently. Amcclean

The challenge isn't whether to digitise—it's whether to do it with a coherent platform or a tangle of disconnected tools that create as many problems as they solve.

Businesses are increasingly looking for service providers offering flexible contracts and technology-enabled cleaning methods, which is accelerating market innovation and competitiveness. Slideshare

The cure: Integrated platforms that replace the patchwork.

The competitive advantage belongs to operators using end-to-end systems that connect scheduling, time tracking, compliance, invoicing, and client communication. Disconnected spreadsheets and manual processes simply can't compete.

How Eaco helps: One platform covering scheduling, timesheets, invoicing, compliance, and client communication. API integrations and webhooks connecting to Xero, MYOB, and your existing systems. Triggers and rules that automate workflows: "when job completed, send invoice" or "if insurance expires, pause contractor." See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

Pain Point #9: Multi-Site Complexity

States along the east coast of Australia, with their bustling urban centres, numerous shopping malls, office buildings, and public transport hubs, account for nearly 80% of industry establishments. Urban Clean

Managing cleaning operations across multiple sites—whether retail centres, office buildings, schools, or healthcare facilities—creates exponential complexity. Different schedules, different compliance requirements, different client contacts, different quality expectations.

Without centralised visibility, problems only surface when clients complain—by which point, the damage to the relationship is already done.

The cure: A single dashboard for your entire portfolio.

Site-by-site performance, live staff locations, completion rates, cost tracking—all visible at a glance. Drill down when you need detail. Stay high-level when you need the big picture.

How Eaco helps: Live dashboards showing who's on-site and what's complete across all locations. Site-level insights on efficiency and costs. Performance reports that can be exported for individual clients or aggregated across your portfolio. See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

Pain Point #10: The Growth Ceiling

Here's the strategic pain point that doesn't show up in day-to-day operations: you're locked into a commodity service where clients constantly pressure you on price.

There is a growing trend of special cleaning across Australia that offers specialised, custom, or add-on services to meet the varying requirements of clients. Expert Market Research

There is a shift in expectations because of diverse industry practice—clients are opting for companies that provide separate add-on complimentary services along with the actual cleaning that they are looking for. Urban Clean

The cleaning companies breaking through this ceiling aren't just cleaning. They're expanding into facility maintenance, managing vendor networks, becoming the single point of contact for property services. Same client relationship, dramatically expanded revenue and margin.

The cure: Infrastructure that scales beyond cleaning.

The systems you build for cleaning operations (cheduling, compliance, invoicing, client portals) should scale to support additional services without requiring a completely new technology stack. The operational discipline that makes your cleaning business run smoothly is the foundation for becoming a broader property services partner.

How Eaco helps: The same platform that manages cleaning operations handles facility maintenance, trades coordination, and multi-service property management—generating potential for significant revenue expansion through your existing client relationships. See Eaco for Commerical Cleaners in Action here: https://www.eaco.me/commercialcleaningsoftware

The Compound Effect

None of these pain points exist in isolation. The business drowning in timesheet disputes doesn't have time for proactive client communication. The company chasing compliance documentation can't focus on winning new contracts. The operation without real-time visibility can't spot problems before they become client complaints.

Conversely, when you systematically eliminate friction, the benefits compound. Automated timesheets free up time for relationship building. Centralised compliance makes tenders easier to win. Real-time proof of service turns satisfied clients into advocates. CAF-ready documentation opens doors to major property owners that were previously closed.

Interior cleaning dominates the industry as the top product segment, mainly because these contracts are the most profitable. Additionally, the growing construction industry, fuelled by new projects and renovations, is opening up significant opportunities for cleaning services. Urban Clean

The commercial cleaning businesses that will lead across Australia and New Zealand in 2026 aren't doing one thing differently, they're operating on a fundamentally different model where technology handles the operational grind and humans focus on what humans do best: building relationships, solving problems, and growing the business.

Ready to eliminate the pain points holding your cleaning business back?  Request a free trial of Eaco and see how leading commercial cleaners across Australia are transforming their operations.