Revenue Potential: Residential vs Commercial
The two sides of window cleaning have very different economics:
A solo operator with 10 commercial accounts at $800/month average + residential fill-in work easily hits $120K–$160K annually.
Equipment List: Residential vs Commercial
Start residential-only with the basics. Add a water-fed pole system when you're ready for commercial buildings.
| Item | New Cost | Used Cost | Market |
|---|---|---|---|
| Squeegee set (10", 14", 22") | $40–$90 | $15–$40 | Residential |
| T-bar applicator + scrubber sleeve | $20–$50 | $10–$20 | Residential |
| Bucket + soap (Dawn or professional) | $15–$30 | — | Residential |
| Scraper + glass scraper blades | $15–$35 | $5–$15 | Residential |
| Extension pole (12 ft) | $30–$80 | $10–$30 | Residential |
| 6-ft step ladder | $80–$150 | $30–$60 | Residential |
| Microfiber cloths (pack of 12) | $20–$40 | — | Residential |
| RESIDENTIAL TOTAL | $220–$475 | $70–$165 | |
| Water-fed pole system (24 ft) | $400–$1,200 | $150–$500 | Commercial |
| Pure water system (DI tank or RO/DI unit) | $300–$1,500 | $100–$500 | Commercial |
| 200 ft hose reel + garden hose | $80–$200 | $30–$80 | Commercial |
| Tucker pole or Xero pole (high-reach) | $300–$800 | $100–$300 | Commercial high-rise |
| COMMERCIAL TOTAL (add to residential) | $1,080–$3,700 | $380–$1,380 |
Pricing: By Pane, By Hour, or By Job?
Most experienced operators quote by job (flat rate), not by hour. Flat rate rewards efficiency and removes the customer's anxiety about the clock.
Residential: Flat rate by pane count
$3–$7 per pane (exterior only), $5–$12 per pane (in + out). A typical 3-bed house has 20–30 panes = $90–$360. Most operators charge a $100–$150 minimum. Never quote by the hour for residential — customers will watch you and feel anxious.
Commercial: Monthly rate by building
Quote monthly contracts based on estimated visit time. A 30-pane storefront that takes 2 hours is $150–$250/month. A 100-pane office complex that takes 6 hours is $400–$800/month. Always include a visit frequency (monthly or quarterly) and a minimum contract term (3–6 months) to establish recurring revenue.
High-rise: By square footage or per floor
High-rise commercial work requires rope access, bosun's chair, or water-fed pole systems and carries much higher liability. Pricing starts at $0.25–$0.60 per square foot of glass. This is a specialized niche requiring additional training and insurance — not a year-one play for most operators.
Landing Commercial Contracts: The Property Manager Play
One property manager with 15 buildings is worth more than 200 residential clients. Here's how to get them:
- ▸Find property management companies on LinkedIn and Google. Email the facilities or maintenance manager, not the general inbox.
- ▸Offer a free first clean on one building. Let the result speak. Property managers who see spotless windows call you for all their buildings.
- ▸Quote a monthly or quarterly program — not a one-off. Frame it as maintenance, not a service call. Recurring is easier for their budget to approve.
- ▸Show up on time, every time. A property manager's job is to not have to think about vendors. If they think about you, it's because something went wrong.
- ▸Ask for referrals within their network — good property managers know other property managers.
Compare window cleaning to 59 other boring businesses
Browse All Boring Businesses →Frequently Asked Questions
Should I start with residential or commercial window cleaning?
Start residential to build technique and reviews, pivot to commercial for recurring revenue. Residential jobs pay $150–$400 one-time, are great for word-of-mouth, and teach you speed and quality. Commercial clients — offices, retail, property managers — often pay less per window but sign monthly or quarterly contracts worth $300–$2,000/month per account. Within 6–12 months, a mix of 20% residential (high-margin one-off jobs) and 80% commercial (reliable recurring) is the sweet spot.
What is a water-fed pole system and do I need one?
A water-fed pole is a telescoping carbon-fibre pole with a brush tip that delivers pure water directly to the glass. You scrub the window from the ground, rinse with pure water, and let it air dry streak-free. It's essential for buildings above 3 stories and dramatically speeds up commercial work on 1–3 story buildings too. You don't need one to start — get your first 10 residential clients with a squeegee — but budget for one within 3–6 months when you're ready for commercial.
How do I get commercial window cleaning contracts?
Walk in person. Bring a professional quote template and a portfolio with 3–5 before/after photos. Target: office parks (monthly), retail strip malls (monthly or quarterly), car dealerships (bi-weekly showroom windows), restaurants (weekly exterior), property management companies (ongoing building maintenance). The pitch: 'We can have your building looking clean every [X] — here's the monthly price.' Most commercial clients want consistency over bargain pricing. Show up reliably twice and you'll rarely lose the account.
How seasonal is window cleaning?
Less seasonal than most outdoor services. Commercial clients want clean windows year-round. Residential has a spring spike (post-winter) and a pre-holiday spike in October–November. In cold climates, exterior residential work slows in deep winter but interior-only work continues. Many window cleaners also offer gutter cleaning in fall and pressure washing in summer to smooth out income. True year-round operators in mild climates easily run full schedules all 12 months.
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