Commercial Cleaning & Janitorial Services in Toronto and the GTA — On Schedule, Proven in Photos
Supervised crews on a documented checklist, from the lobby to the parking garage, with a photo-verified completion report after every visit. One flat-rate contract that holds for the full term, with no annual escalators.
What is janitorial & common areas at Master Building Services?
TL;DR. Master Building Services runs scheduled janitorial programs for Toronto and GTA buildings, covering lobbies, elevators, amenity rooms, waste rooms and parking garages from three visits a week up to daily. Supervised crews work a documented checklist and send a photo-verified report after every visit.
Janitorial service is the scheduled cleaning of a building's shared interior spaces: lobbies, hallways, elevators, amenity rooms, waste rooms and parking garages. Common areas are where your building gets judged. Residents walk the lobby twice a day, and boards notice the elevator cab before anything else. Every GTA winter raises the difficulty, with road salt and slush tracked through the entrances from the first storm to the spring melt. Lobby impressions feed straight into resident satisfaction and tenant renewals, so when cleaning slips, it shows up first as complaints and eventually as turnover.
Master Building Services runs scheduled commercial cleaning and janitorial programs for buildings across Toronto and the GTA, from three visits per week up to daily service. Supervised crews work through a documented checklist that covers lobbies, hallways, elevators, amenity rooms, waste and compactor rooms and parking garages, and every visit ends with a photo-verified completion report. You see the standard being held without leaving your desk, and the whole program sits under one master service agreement with one monthly invoice alongside floor care, interior painting touch-ups and repairs and maintenance. For guidance on building a janitorial scope that holds up for property managers, see our janitorial scope guide for Toronto property managers. If your building runs an office component, our commercial office cleaning SLA guide covers service level expectations and what to require in a contract.
What's included
- Lobby, hallway and elevator cleaning on a fixed schedule
- Amenity room and shared common-area cleaning
- Waste and compactor room cleaning
- Parking garage cleaning
- Programs from three visits per week up to daily
- Supervised crews working a documented checklist
- Photo-verified completion report after every visit
- Flat-rate multi-year contract with no annual escalators
How does a scheduled janitorial program run?
Every program starts by setting frequency and scope. Buildings run anywhere from three visits per week to daily service, written into the contract so there is never a question about when crews are on site. The cleaning itself follows a documented checklist built around your building's actual spaces: lobby and entrances, hallways and elevators, amenity rooms, waste and compactor rooms, and the parking garage. Crews are supervised on site rather than dropped off and left to interpret the scope on their own, and scope creep gets handled cleanly: punch-list items roll into repairs and maintenance visits and scuffed walls roll into interior painting touch-ups, all under the same agreement.
What you receive is the part most cleaning contracts leave vague. After every visit, a photo-verified completion report lands in your inbox, proof the checklist was worked rather than a signature in a logbook nobody reads. When something does get flagged, by a resident, a board member or your own walk-through, a real person responds within two business hours.
Why does it matter, and when should you lock it in?
A janitorial program is the most visible line in your operating budget: every resident and every prospective tenant walks through the spaces it covers. When the standard drifts, the cost shows up as board complaints, weaker first impressions at showings and renewals that get harder to win. A documented, supervised program turns that risk into something you can verify after every visit instead of something you discover at the AGM.
Two dates matter in the GTA. The first is freeze-up: salt season starts with the first storm, and a program locked in before November keeps lobby floors and garage surfaces ahead of the mess instead of behind it. Buildings that run a floor care program alongside janitorial benefit most here, since winter matting and strip-and-wax cycles handle what regular cleaning can't restore, and pairing in spring pressure washing clears the salt residue from entrances and garage ramps. The second is your current contract's renewal date: if it carries an annual escalator, get a comparison quote against flat-rate multi-year pricing before you sign again. If you want a baseline first, the free Building Health Report includes a photo-documented walk-through of your interior common areas with a prioritized fix list, and it is yours to keep either way.
Why property managers choose Master.
Proof after every visit
Photo-verified completion reports document each cleaning visit, so you can hold the standard from your desk instead of walking the property to check it.
Pricing that stays flat
Janitorial runs on a flat-rate multi-year contract with no annual escalators, so the line item you budget in year one is the line item you pay in year three.
One agreement, less paperwork
Cleaning sits under the same master service agreement as floor care, repairs and maintenance and the rest of your building: one COI, one WSIB clearance, one monthly invoice and one account manager to call.
Single-vendor patchwork vs the Master agreement
| Without a master contract | With Master Building Services |
|---|---|
| Cleaning company on one contract, floor care vendor on another, repairs handyman billed separately. Three invoices, three COIs, three escalator clauses. | Janitorial, floor care and repairs sit under one master service agreement: one COI, one WSIB clearance, one monthly invoice. |
| Crew signs a logbook in the back hallway. You walk the lobby to find out whether the elevator cab was actually wiped this morning. | Photo-verified completion report lands in your inbox after every visit. You hold the standard from your desk. |
| Cleaning contract renews every January with a 3 to 5 percent escalator baked in, so the budget line keeps drifting upward. | Flat-rate multi-year contract with no annual escalators. The number you budget in year one is the number you pay in year three. |
| Resident complains about a soiled lobby floor on Friday afternoon. Voicemail box, no callback until Monday. | A real person responds within 2 business hours, in your business hours, with a documented next step. |
| Winter salt eats the lobby tile because the janitorial vendor only sweeps, and your floor care provider is on a separate schedule that never lines up. | Salt-season matting, strip-and-wax cycles and daily cleaning coordinated under one account manager, so winter damage gets caught early. |
| A scuffed wall or sticking door gets flagged by the cleaner, then logged, then forwarded, then ignored until the next board meeting. | Punch-list items roll straight into repairs and maintenance visits under the same agreement, without sourcing another vendor. |
Janitorial & Common Areas — questions property managers ask
Can you provide a COI and WSIB clearance before janitorial crews start?
Yes. One master service agreement covers the program with a single COI and a single WSIB clearance, and we carry $5M in liability insurance. You get the paperwork your board and your insurer expect before anyone touches a mop.
Will the cleaning crews disrupt residents or building operations?
Programs run on a fixed schedule written into the contract, so residents and staff know when crews are on site, and supervised crews stick to the documented checklist rather than wandering the property. If a resident raises an issue, a real person responds within two business hours.
How often will janitorial crews be in the building?
As often as your building needs: programs run from three visits per week up to daily service. The schedule is set in the contract, and every visit, at any frequency, ends with a photo-verified completion report.
What's included in the janitorial scope, and what if something falls outside it?
The documented checklist covers lobbies, hallways, elevators, amenity rooms, waste and compactor rooms and parking garages. If you spot work beyond cleaning — scuffed drywall, a sticking door closer, signage coming loose — repairs and maintenance visits handle punch-list items like those under the same master service agreement instead of sourcing another vendor.
How does a multi-year janitorial contract protect us on price?
Our contracts are flat-rate for the full multi-year term with no annual escalators, so there is no renegotiation letter arriving every January. Billing stays simple too: one monthly invoice under the master service agreement.
Put your common areas on a verified schedule
Tell us about your building and the frequency you have in mind, and a firm janitorial quote comes back within 48 hours, guaranteed. If you would rather start with a baseline, the free Building Health Report covers your interior common areas with no obligation to hire us.
Serving Toronto, Mississauga, Brampton, Vaughan, Markham, Richmond Hill and the entire GTA.