Choosing A Commercial Cleaning Business

Are you looking for a cleaning business that fits who you are and how you like to work? That was me, when I started out.

In this article, I share what I’ve learned from 45 years in the cleaning business.

My goal is to help you make a good decision by introducing you to an opportunity that defined my life.

If you’re evaluating cleaning business opportunities, the hardest part is choosing between all the different options.

These cleaning businesses are all very different operationally.

• Interior Janitorial Cleaning
• Medical Cleaning
• Controlled Environment Cleaning
• Food Safe Cleaning
• Manufacturing and Industrial Cleaning
• Floor Cleaning
• Exterior Building Envelope Cleaning
• Pressure Washing
• Fleet and Equipment Cleaning
• Hospitality and Accommodation Cleaning
• Parking Lot Sweeping and Snow Removal
• Parking Lot Litter Pickup Services

They each involve different levels of investment, certification, security, and daily routines.

Choosing which type of cleaning business to start is more complex than people realize. You can get lost in all the options and their requirements.

The most important question is which cleaning business fits best for you?

Purpose And Fit

1. Why are you starting a business? What problem must it solve for you?
2. Do you prefer to follow a structured path, or do you prefer flexibility?
3. Do you live in a remote location or in a city?
4. Do you prefer to work outside?
5. Do you want to work during business hours, or do you need more schedule flexibility?

Capital And Risk

1. What are your income objectives?
2. What is your financial risk tolerance?
3. Do you expect to invest heavily, or do you need a low-cost opportunity?
4. Do you plan to grow a large operation or run a lifestyle business?
5. Do you want to get started quickly or spend several months preparing?

What questions would you add to this list?

Try to consider both your immediate and long-term needs.

I was asking these same questions when I was thinking of leaving my day job.

I had a warehouse management job. I was doing okay, but I was restless and unhappy. I knew the work was not right for me long-term. But I didn’t want to make a quick decision and jump into another ill-fitting job. I wanted something that felt like me, that I could own and build my life around.

I don’t like sitting still. I don’t like working indoors, and although I am friendly, I like to do things my way. I need structure with enough flexibility to keep me engaged and challenged.

My goal was to find an opportunity that both fit and paid well. I asked myself the same list of questions listed above to help me evaluate options.

After exploring several cleaning business opportunities, I chose to start a parking lot litter cleanup business.

It’s not something that jumps right out as a typical cleaning business. But I had some experience with the work. My father took me out with him sometimes to clean parking lots for pocket money.

There was something about the work that clicked for me. I got to walk around outdoors. It’s quiet, low stress and really easy. Not only did I enjoy being outside and in constant motion, I also felt a sense of pride and accomplishment. The litter-filled grounds always looked great after we left.

But more than that, I felt really good afterwards. I’d always been a bit distracted and fidgety. Being outdoors and in constant motion helped me focus, feel energized and productive.

As a young man with minimal resources, I needed a business opportunity that required almost no upfront investment. After I did some planning, I realized I only needed a few hundred dollars in equipment, plus my pickup truck to get started. I could manage that. The litter cleanup business ticked all the boxes for me.

After six months of calling around and signing up clients, I was earning more working part-time than I was working full-time at my warehouse job.

So, I quit to focus on building my parking lot cleanup business, and I’ve never looked back.

I’ve been working in the litter cleanup business for over 45 years. It’s kept me engaged, fit and happy all this time. I grew the business by hiring staff and expanding our client base. I made a great life for myself and my family, with what has remained a very simple and rewarding business.

About 15 years ago, I started reflecting on my life. I started thinking about how much the business has meant to me, and how I might share it with others.

I wanted others like me to know that a business opportunity like this exists.

That it is possible to create a great life with a simple business that almost no one ever considers. If people don’t see the opportunity, they’ll never know it’s an option.

I did not want to run a franchise, so I decided to write a book and coach people on how to do what I did. Essentially to shed light on an uncommon opportunity.

The book is an operations manual called Clean Lots - America’s Simplest Business. The book is now in its 4th edition, and I’ve coached many people on how to run a successful litter cleanup business. The most successful of them now operates in 38 states.

Clean Lots exists because most people have never heard of this kind of business. It is way under the RADAR.

It’s not for everyone. It’s not a get-rich-quick scheme or some tech-driven marvel. It is a way to work for yourself, doing something simple and active, that I believe makes a difference in how people view a property.

It’s also a business that any able-bodied, resourceful and motivated person can operate. You don’t need a college education, security clearance or the ability to invest heavily upfront.

For the right person, with the right temperament, it’s a dream job they can own and grow the way they see fit.

No artificial intelligence application is going to take on this job anytime soon.

You can be up and running, testing the fit in no time, while still working your day job.

There’s no catch. No licensing, no long-term financial commitments, and no one is in your way, except yourself.

Parking lot litter cleanup falls squarely within the exterior commercial cleaning category.

The clients are mostly commercial management companies.

Property managers care about:

• the appearance of their properties
• their customers’ safety and their experience
• keeping their neighbours happy
• cultivating a professional reputation

You are their agent, who helps them achieve these goals.

You’re cleaning the grounds, not just parking lots. This complete coverage is something no sweeper truck can deliver.

Because the work happens outdoors, you avoid many of the access and scheduling complications common to other cleaning businesses.

Parking lot litter cleanup is light work. You walk routes, complete defined tasks, and move on. Each visit has a clear beginning and end.

People who think better while moving, and who dislike sitting at a desk all day, often enjoy this work. Being outdoors is not a drawback; it’s a benefit.

The schedule matters too. Work is typically done early mornings or evenings, which naturally suits night owls and people who need schedule flexibility.

What matters is that you show up and do the work carefully and reliably. You need to communicate any on-site problems, but the work is straightforward.

Compared to most interior commercial cleaning businesses, litter cleanup is:

• Low Operating Costs: Under $500 in cleanup equipment.
• Recurring Revenue: Property managers pay monthly for ongoing work.
• Low Turnover: If you do the job well, you’ll keep your clients for years.
• Flexible Timing: Routes are completed before or after business hours.
• Simple, Repeatable Workflow: Little training required.
• Valued: Clean properties attract tenants and customers, so owners gladly pay.
• Minimal Security Concerns: You have no access to building interiors.

It’s almost as easy as a walk in the park. You head out with a few simple tools and some trash bags. You walk each site on foot, only stopping when there is something to clean up.

Once the grounds are clean, you toss the trash and make note of anything that is out of order. Most sites take 15-20 minutes to service, but this varies according to property size.

The rest of your day is yours — for family, pleasure, or scaling your business.

Your income depends on the size of the city you live in, and the properties you serve:

• Small retail sites: generate $250–$695/month
• Larger commercial sites: generate $700–$3,500/month
• 5 properties = $3,000–$5,000+/month (part-time hours)

You can focus on growth and generate work for any staff you want to take on.

Does this sound like a fit for you?

If you're curious, I've spent the last 15+ years trying to make the next steps easy.

• Listen to my podcast interviews.
• Download my Free eBook or watch my Introduction Video.
• Buy The Book. It’s a manual that details how to start and operate the business.
• Talk to Me. I make myself available and coach people through the startup process.

It’s all straightforward, with no licensing or franchise agreements.

There’s no costly investment required. All it takes is some time to explore the idea and determine whether the business is a fit.

Taking charge of your future might be simpler than you think with Clean Lots - America’s Simplest Business.

If you don’t see your question here, I have a detailed list of FAQs on my website. If you still have questions, I’ll be happy to speak with you.

The most common questions people ask include: