Strata cleaning in Melbourne your committee can see
Foyers, lifts, stairwells, corridors, car parks and bin rooms for owners corporations across Melbourne. Photo reports every visit, so the standard is something you can show at committee rather than something you have to defend.
★★★★★ 5.0 from 20 Google reviewsPrefer to talk? Call Tom on 0408 679 075.
Businesses we clean for across Melbourne
Why owners corporations change cleaners
The complaint is almost never that the work was bad on day one. It is that the standard slipped and nobody noticed until a lot owner emailed the committee with a photo.
The standard drifts and nobody tracks it
Foyers gradually look tired. Lift mirrors stop getting polished. Car park bays go untouched for months. Without a documented scope and a record of each visit, nobody can say when it started.
You end up defending the cleaner
The owners corporation manager job does not include forwarding photos of unswept stairwells every Monday. But without evidence, every complaint becomes your problem to answer at the next meeting.
Missed visits with no explanation
The week before a long weekend, the visit quietly does not happen. Residents notice before you do, and the first you hear about it is in an email with three lot owners copied in.
Photo reports every visit, straight into your committee pack
This is the part that matters most to an owners corporation manager, and it is the part most cleaners do not offer at all.
Every visit is signed against your documented scope and backed with photo evidence of the common areas. You get a written report you can drop straight into a committee meeting pack, an AGM paper or a reply to a lot owner, without chasing anyone for it. When a resident complains about the stairwell, you are not taking anyone's word for it. You have the date, the scope and the photos.
Same building, same lighting, different standard
Every common area, covered in writing
Not a generic checklist. Your scope is documented so the committee, the owners corporation manager and every lot owner know what gets cleaned, how often and to what standard.
Foyers, lifts and lobbies
- Foyer floors mopped, entry mats vacuumed
- Entrance glass and intercom panels left streak free
- Mailboxes wiped and parcel areas tidied
- Lift cars, mirrors, buttons and door tracks
- Lift lobbies on every level
Stairwells and corridors
- Fire stairs swept and mopped
- Handrails wiped and sanitised
- Corridor carpets vacuumed, hard floors mopped
- Apartment door frames and skirtings
- Cobwebs and corner build up cleared
Bin rooms and waste areas
- Bin rooms hosed out, deodorised and sanitised
- Bins presented for collection and returned
- Chute hoppers and surrounds wiped
- Cardboard and recycling streams rotated
- Bin store presentation kept to a standard
Car parks and basements
- Basement sweeping and bay sweep through
- Oil spot treatment
- Cobweb removal and lighting fixtures cleaned
- Ramps, thresholds and roller door tracks
- Pressure cleaning as a scheduled extra
Amenity and outdoor areas
- Pool deck swept, change rooms scrubbed
- Gym equipment wiped, mirrors polished
- BBQ areas and outdoor furniture
- Path sweeping and garden bed tidying
- Rooftop and podium common areas
Periodic and project work
- High and low dusting, vents, cornices and light fittings
- Pressure cleaning of car parks and driveways
- Carpet steam cleaning in corridors
- Window and facade level glass
- One off cleans before an AGM, auction or after trade work
Scope extract
Example, 28 lot low rise building
Buildings we clean across Melbourne
A boutique low rise in Fitzroy does not run the way a high rise tower in Docklands runs. The scope follows the building, the resident mix and the amenity load.
High rise apartment towers
Multi level towers with lifts, large foyers, basement car parks, gyms, pools and rooftop common areas. Usually daily attention on foyers and lifts, with everything else on a rolling schedule.
Low rise apartment buildings
Three to six storey buildings with shared entries, corridors, stairwells and modest amenity. Often the best value frequency is two or three visits a week rather than daily.
Boutique apartment complexes
Smaller developments where presentation matters and residents notice everything. Fewer areas, higher expectations, and very little room for a visit to be skipped.
Mixed use developments
Residential apartments above retail or commercial tenancies. Shared entries, separate waste streams and two sets of expectations to satisfy at once.
Townhouse complexes
Private streets, shared driveways, garden beds, visitor parking and communal mailboxes. No lifts or corridors, so the work sits outside rather than inside.
New build handovers
Builders clean and induction clean for newly completed strata buildings before resident handover, then straight onto an ongoing programme if you want it.
What we put in writing
Five commitments on every building we clean. They are the answer to the three problems above.
Photo reports every visit
Photo evidence and a written report against your scope, formatted so an owners corporation manager can drop it straight into a committee pack, an AGM paper or a reply to a lot owner.
A documented scope, signed off by committee
Every common area with a frequency against it, written clearly enough to present for committee approval. Nothing left to memory and nothing to argue about in week fifty.
Trained, police checked, insured
Everyone who attends your building is police checked, right to work verified and trained for strata work, then inducted on your building before working it alone. Victorian Labour Hire Authority licence, $20 million public liability and workers compensation.
The 24 hour fix
Something missed or below the scope, tell us within 24 hours and we come back and put it right at no charge. You or your owners corporation manager call Tom directly, not a call centre.
We work with managers or committees
Whether the programme is run by your strata manager on behalf of the committee, or by the committee itself, we work to whoever holds it and keep the documentation in a form both can use.
How it works
Three steps, and most Melbourne buildings are on a programme inside two weeks.
Free walkthrough of the building
We walk every common area with you or your owners corporation manager. Foyer, lifts, stairwells, corridors, car park, bin rooms, gardens and amenity areas. About 45 minutes, and it costs nothing.
Fixed quote, formatted for committee
A fixed price, a documented scope and full insurance certificates back within two business days, written clearly enough to put in front of the committee for sign off without you rewriting it.
Induction clean and sign off
We do the first deep clean, walk the building with the manager and fix anything flagged on the spot. From there the programme runs to schedule, with photo reports from the first visit.
What strata cleaning costs in Melbourne
Most cleaning companies will not talk numbers until they have you in a meeting, which is no use when you have to put a figure in front of a committee. Here is where the Melbourne market sits.
Our minimum visit, plus GST. A starting point rather than a quote for your building.
- $300 to $700 a monthSmall blocks under 20 lots
- $600 to $1,500 a monthMedium buildings, 20 to 50 lots
- $1,500 to $5,000 a monthLarge complexes, 50 lots plus pool and gym
- $200 to $400 a monthBin room cleaning and bin services
Those are published 2026 figures and we sit inside them. We price the scope, not the clock, so what you get is a fixed monthly figure rather than an hourly rate that tells you nothing about what actually gets cleaned. What moves your building's number:
Frequency, more than size. Most buildings run two to five visits a week. High rises with heavy foot traffic usually need daily foyer and lift attention. Boutique buildings often run comfortably on two or three.
Amenity load. A pool, gym, rooftop or BBQ area adds real time. So do multiple lift cores and a large basement.
Project work. Car park pressure cleaning, corridor carpet steam cleaning and pre AGM deep cleans are quoted separately, so the ongoing levy line is not padded to cover them.
Bin services on their own
Plenty of buildings already have a cleaner but nobody reliable to deal with the bins. We take that on as a standalone service.
Bins out on the right night for your council's collection schedule and back in the next morning, lined up properly rather than left across the driveway or the footpath. Bin rooms hosed out, deodorised and sanitised on a rolling schedule, chute hoppers wiped and recycling streams rotated. We keep track of which councils collect when, so the bins do not get missed on a public holiday week.
$62 plus GST per visit. Hard rubbish collections can be arranged as a separate job when things get out of hand.
What Melbourne clients say
Twenty reviews, all five stars. Read them on Google.
After a disappointing experience with other commercial cleaning companies, we could not be happier to have found Conlans. Their attention to detail and consistently high standards have exceeded our expectations.
Siobhan Dizon, Maben Group
The team did an amazing job. The whole process was easy, from arranging the time and scope to pricing. The cleaners are approachable and do their work efficiently and with great care. We only wish we had found them sooner.
Igor Hnatko, Carbon Accountants
Professional, reliable and left everything spotless. The attention to detail was impressive and communication was clear and easy from start to finish. I would recommend Conlans to anyone looking for a thorough and trustworthy cleaner.
Emma Gardiner, SLR Plumbing
Suburbs we service
We clean strata buildings across the Melbourne metropolitan area, with most of our buildings concentrated in the CBD and the inner suburbs.
- Melbourne CBD
- Southbank
- Docklands
- South Yarra
- Richmond
- Cremorne
- Collingwood
- Fitzroy
- Carlton
- Brunswick
- Hawthorn
- Camberwell
- St Kilda
- Port Melbourne
- Brighton
- Prahran
Outside the list? Call and we will tell you straight whether we can service your building properly.
Questions Melbourne owners corporations ask
How much does strata cleaning cost in Melbourne?
Our minimum visit is $178 plus GST, and our bin service is $62 plus GST per visit. For context, published 2026 figures put small blocks under 20 lots at $300 to $700 a month, medium buildings of 20 to 50 lots at $600 to $1,500, and large complexes with 50 lots plus a pool and gym at $1,500 to $5,000. You get a fixed written quote after a free walkthrough, formatted for committee sign off.
How much does a bin service cost?
Our bin service is $62 plus GST per visit. That covers presenting the bins for collection and returning them afterwards, lined up properly rather than left across the driveway. On a weekly collection that works out around $268 a month, which sits inside the published Melbourne band of $200 to $400 a month for strata bin services and bin room cleaning.
Can you do bin services without the full cleaning contract?
Yes. Plenty of buildings already have a cleaner but nobody reliable handling the bins. We take bin services on as a standalone job, including bin room hose outs, deodorising, chute hopper cleaning and recycling stream rotation. Hard rubbish collections can be arranged separately.
Is strata cleaning the same as body corporate cleaning?
Yes. Strata cleaning, body corporate cleaning and owners corporation cleaning all describe the same service, and the terminology varies by state. In Victoria the legal term is owners corporation under the Owners Corporations Act 2006. We service buildings under all three terms.
How often should a strata building be cleaned?
Most Melbourne strata buildings clean two to five times a week. High rise towers and buildings with heavy foot traffic usually need daily attention on foyers and lifts, while smaller boutique buildings run comfortably on two or three visits a week. Frequency drives the monthly cost more than building size does.
What is included in strata cleaning?
Strata cleaning typically covers foyers and entrance lobbies, lifts and lift lobbies, stairwells and corridors, car parks and basements, bin rooms and waste areas, glass and entrance doors, gardens and outdoor areas, pool and gym amenities, and high and low dusting. Every scope is documented in writing before the first clean.
Do you provide reports for committee meetings?
Yes. Every visit comes with photo evidence and a written report against the agreed scope, formatted so an owners corporation manager can drop it straight into a committee pack, an AGM paper or a reply to a lot owner without chasing anyone for it.
Do you work with owners corporation managers or committees?
Both. We work with strata managers who run the programme on behalf of a committee, and directly with committees who manage cleaning themselves. The documentation is kept in a form either can use.
Do you pressure clean car parks and outdoor areas?
Yes. Pressure cleaning of car parks, driveways, bin rooms and outdoor common areas can sit inside the ongoing scope or be quoted separately as a quarterly or annual job, so it does not inflate the regular monthly figure owners see at the AGM.
Do you handle one off cleans before an AGM or auction?
Yes. One off deep cleans before an AGM, an owners corporation meeting, a building auction, a sales campaign or after trade work are quoted as separate projects.
Are your strata cleaners police checked and insured?
Yes. Everyone who attends your building is police checked, right to work verified and trained for strata work before their first shift, then inducted on your building before working it alone. Conlans holds a Victorian Labour Hire Authority licence and carries $20 million public liability plus workers compensation. Certificates go to the owners corporation before the first clean.
Is there a contract for strata cleaning?
Agreements run twelve months, which is standard across commercial cleaning in Australia, with no exit fee at any point. You get the first 30 days to change your mind. If the standard slips later, put it in writing and we have 14 days to fix it or you can leave with no penalty. We write to you 45 days before renewal, which gives a committee time to review it properly.
Melbourne's specialist strata cleaning company
Conlans Facility Services provides strata cleaning across Melbourne for owners corporations, body corporate properties, residential apartment buildings, mixed use developments and townhouse complexes. Every strata cleaning programme is documented in writing before the first clean, and every visit is reported back with photo evidence.
Strata, body corporate and owners corporation cleaning
These all describe the same service. In Victoria the legal term is owners corporation under the Owners Corporations Act 2006, while strata and body corporate are used interchangeably across the industry. We work with buildings under all three terms, and with either the strata manager or the committee directly.
Reporting your committee can actually use
Most strata cleaners give you an invoice and nothing else. We provide photo updates and written reports against the agreed scope, so when a lot owner raises the stairwells at an AGM, the manager has the evidence on hand rather than an argument.
Documented scope, fixed price, no surprises at budget time
Cleaning is a line item in your owners corporation budget that owners scrutinise every year. You get a fixed price tied to a documented scope, project work quoted separately rather than buried in the ongoing figure, and a clear number to take to the AGM.
We also provide commercial cleaning across Melbourne, including office cleaning, retail cleaning and medical clinic cleaning, which matters for mixed use buildings with commercial tenancies on the lower levels.
Book a free building walkthrough
Fifteen minutes on the phone, forty five minutes walking the building, and a written scope with a fixed price back within two business days, formatted for committee. Yours to keep whether you go ahead or not.
Stop defending the cleaner at committee
Book the walkthrough, take the scope to your committee, decide in your own time. Worst case you end up with a free documented cleaning scope for the building.