By the Opora Editorial Team
A property management firm asks its BSC to provide a green cleaning product list, a documented cleaning management system, and evidence that the cleaning program contributes to the building's LEED O+M recertification audit. The BSC has been cleaning the building for three years. It did not know any of this was expected. The property manager assumed the BSC would know. The contract says nothing about certification requirements. That gap is the problem this article addresses.
Three rating systems now appear with regularity in commercial real estate building specifications: LEED (U.S. Green Building Council), WELL (International WELL Building Institute), and Fitwel (licensed by the Center for Active Design from the CDC). Each makes distinct demands on how cleaning is performed in certified buildings, and those demands are increasingly finding their way into RFP requirements and contract addenda. A BSC that cannot speak specifically to LEED O+M cleaning credits, WELL v2's Feature X09, or Fitwel's Chemical Purchasing Policy is leaving revenue on the table and creating a compliance exposure for certified building clients.
LEED v5: what changed and what it means for BSCs
LEED v5 was ratified by USGBC member vote in March 2025 and opened for registration in early 2025, per the USGBC LEED v5 page. Starting July 1, 2027, LEED v5 will be the only version available for new registrations for commercial LEED BD+C, ID+C, and O+M rating systems, with limited exceptions, per the USGBC LEED v5 FAQ. LEED v4 and v4.1 project registrations close by June 30, 2027, with certification review submission deadlines extending to June 30, 2033 for O+M projects.
The LEED v5 framework organizes credits around three central themes: decarbonization, quality of life, and ecological conservation, per USGBC. For cleaning operations, the most operationally significant change in the transition from v4/v4.1 to v5 is the one BSCAI flagged during the public comment period: LEED v5's proposed O+M rating system does not carry forward the cleaning prerequisite that existed in prior versions.
The Building Service Contractors Association International submitted comment on the LEED v5 draft stating that the elimination of the cleaning prerequisite "poses a setback to the professional cleaning industry" and "seemingly disregards over a decade of established standards," per BSCAI's government affairs page on LEED v5. BSCAI's concern is that removing the cleaning prerequisite also removes requirements on cleaning management systems, undervaluing cleaning's role in protecting occupant health.
What this means for BSCs: The absence of a mandatory cleaning prerequisite in LEED v5 O+M does not mean cleaning is irrelevant to LEED v5 projects. It means the cleaning program's contribution to credits is earned through the optional credit structure rather than required at the prerequisite level. A BSC that documents its green product program, cleaning management system, and IAQ practices can still position those as credit-contributing services. However, the facility manager and the LEED project team must actively choose to pursue those credits; unlike a prerequisite, they are not required. This shifts the conversation from "you must meet this requirement" to "here is how our program can earn you points."
Verifying the current status: The full LEED v5 O+M Reference Guide, which contains the specific credit text for cleaning-related credits, is published by USGBC and available through the Arc platform and USGBC member access. This article cannot reproduce credit-specific language because LEED v5 credit text is subject to interpretation and revision, and the authoritative source is the current Reference Guide. Before positioning a cleaning program as contributing to specific LEED v5 credits, verify the current credit requirements with the project's LEED project team or directly at usgbc.org/leed/v5.
The EPA's Safer Choice program has historically been the primary chemical certification pathway for LEED O+M cleaning-related credits. The August 2024 Safer Choice Standard update, per the EPA announcement, added requirements that certified product primary packaging must not include intentionally added PFAS. Safer Choice certification on a product provides documented third-party review of ingredient safety, which is the type of documentation that LEED credit submissions require. Maintaining a Safer Choice certified product inventory is the BSC's most defensible position for LEED-related cleaning claims.
WELL v2: air quality and cleaning products are directly linked
WELL v2 is administered by the International WELL Building Institute (IWBI) and certifies buildings against ten concepts, including Air, which has direct cleaning program implications. The certification includes Preconditions (mandatory requirements) and Optimizations (voluntary credits).
The Air concept's Precondition A01 requires that indoor air quality testing during performance verification meet thresholds for PM2.5, TVOC concentrations, and individual VOC components, per IWBI's VOC requirements guidance for WELL v2. Cleaning products are a direct source of VOC emissions in commercial spaces. A cleaning program that uses solvent-based products or formulations with high VOC volatile organic compound content can contribute to failed IAQ testing, which is a Precondition failure, not a credit failure — it can affect the entire certification.
WELL v2's Feature X09, Cleaning Products and Protocol, is listed as one of the most important Optimization features for controlling the source of VOCs and increasing the likelihood of meeting A01 Part 2 testing thresholds, per IWBI's guidance. Feature X09 requires that cleaning products used in the facility meet a documented standard for reduced VOC content or environmental safety — typically achieved through Safer Choice or Green Seal certification of the products in use. A BSC that can provide a documented green product list and a cleaning protocol aligned with X09 requirements contributes directly to the WELL credit.
Feature X10, Volatile Compound Reduction, is a Materials concept optimization that targets hazardous VOCs and SVOCs in building materials, including phthalates and halogenated flame retardants. While X10 is primarily addressed through materials procurement rather than cleaning products, Part 3 of X10 allows projects to incorporate VOC and SVOC restrictions into ongoing purchasing and maintenance strategies, per IWBI. A BSC whose chemical procurement policy already excludes VOC-heavy formulations can document that policy as contributing to X10 Part 3.
WELL v2 projects operate on a three-year certification cycle with annual reporting requirements, per IWBI. This means a BSC serving a WELL certified building is not delivering documentation once; it is providing ongoing evidence that the cleaning program continues to meet the program's requirements through each certification cycle. Include this ongoing documentation obligation in the service contract. Failure to maintain documentation for an annual WELL performance period could affect the building's recertification, creating a client relations issue that traces directly back to the BSC's compliance posture.
ASHRAE Standard 62.1 governs ventilation requirements for occupied buildings, including toilet rooms which require mechanical exhaust ventilation under ASHRAE 62.1, per the current standard available from ASHRAE. WELL v2 Air Precondition A03 requires ventilation rates aligned with ASHRAE 62.1. When cleaning products with high VOC content are applied in spaces with inadequate ventilation, the WELL IAQ Precondition is doubly at risk. The practical implication: for WELL certified buildings, the BSC should avoid applying VOC-intensive products during occupied hours or in spaces with known ventilation constraints, and should communicate this as part of the cleaning protocol documentation.
Fitwel: the CDC-licensed standard with documented cleaning requirements
Fitwel is administered by the Center for Active Design (CfAD), which holds a 50-year exclusive license from the Centers for Disease Control and Prevention to verify performance and certify properties against the Fitwel standard, per the CfAD/Fitwel page. The CDC issued this license based on CfAD's expertise in health-promoting design and operations practices. Fitwel's government-origin authority is relevant when communicating the standard's credibility to building owners and procurement officers.
Fitwel certifies properties through a scored strategy system. The Site Management section of Fitwel's Commercial/Industrial Site scorecard includes two strategies directly relevant to BSCs: Chemical Purchasing Policy and Cleaning Protocol. These are distinct scored strategies, not components of a single credit, per Fitwel's strategy requirements documentation.
Chemical Purchasing Policy: A documented policy that governs which cleaning chemicals the building operator (or its BSC) may use. The policy typically references a green certification standard (Safer Choice, Green Seal) or a prohibited ingredients list (no intentionally added PFAS, no high-VOC solvents). For a BSC to contribute to this strategy, the BSC must have a documented, current Chemical Purchasing Policy that can be provided to the Fitwel project team as evidence.
Cleaning Protocol: A documented protocol specifying how cleaning is performed, at what frequency, with which products, and with what standard for performance verification. The protocol must be site-specific and current; a generic protocol from another account does not satisfy the requirement.
For BSCs serving Fitwel-certified buildings, these two strategies are the minimum documentation package the certification requires. The point values for each strategy should be confirmed on the current Fitwel scorecard, which is available on Fitwel project registration. The exact point allocation is not disclosed in publicly available materials and is subject to scorecard updates.
The practical differentiation Fitwel creates for a BSC is that the documentation it requires — a written Chemical Purchasing Policy and a site-specific Cleaning Protocol — are documents the BSC should have for every account regardless of certification. A BSC that already maintains these documents can position Fitwel alignment as a capability it has, not a capability it needs to develop. A BSC that does not have either document has an operational gap that Fitwel's requirements make visible.
How the three standards compare for a BSC operator
| Dimension | LEED v5 O+M | WELL v2 | Fitwel |
|---|---|---|---|
| Mandatory for new projects from | July 1, 2027 | Available now | Available now |
| Cleaning prerequisites | None (prerequisite removed in v5) | A01 IAQ testing (cleaning products affect VOC levels) | None mandatory; Chemical Purchasing Policy and Cleaning Protocol are scored strategies |
| Key cleaning credits/features | Low-emitting products; cleaning management documentation (verify in current Reference Guide) | Feature X09 (products and protocol); Feature X10 Part 3 (VOC purchasing policy) | Chemical Purchasing Policy; Cleaning Protocol |
| Product certification pathway | EPA Safer Choice, Green Seal | EPA Safer Choice, Green Seal (for X09) | Policy-based; Safer Choice acceptable as policy reference |
| Documentation required from BSC | Product list; cleaning management system documentation | Green product list; cleaning protocol; VOC documentation | Written Chemical Purchasing Policy; written Cleaning Protocol |
| Certification cycle | Variable by project; v5 mandatory July 2027 for new registrations | 3-year cycle with annual performance reporting | Annual recertification |
| Primary source for current requirements | USGBC at usgbc.org/leed/v5 | IWBI at wellcertified.com/certification/v2 | Fitwel at fitwel.org |
What BSCs need to do now for certified building accounts
The practical steps vary depending on which certification the building holds or is pursuing.
For LEED v4/v4.1 O+M accounts: Document that your chemical program uses EPA Safer Choice or Green Seal certified products. Maintain a current product list with certification status. If the building is approaching recertification and your products have changed, update the documentation.
For LEED v5 O+M accounts (after July 2027): Engage with the project's LEED project team or LEED Accredited Professional to understand which cleaning-related credits they are pursuing. Provide documentation aligned with those specific credits. Do not assume v4.1 credit requirements carry forward to v5 without verification.
For WELL v2 accounts: Confirm that the cleaning products in use are certified by EPA Safer Choice or Green Seal for Feature X09 compliance. Establish a documented cleaning protocol that specifies products, frequencies, and application methods. Coordinate with the WELL project team on the annual performance reporting schedule and what cleaning program documentation they require.
For Fitwel accounts: Provide a written Chemical Purchasing Policy that identifies the standard your product purchases must meet (EPA Safer Choice, no PFAS, etc.) and a site-specific Cleaning Protocol. Update these documents annually and confirm with the Fitwel project team that the current scorecard requirements are met.
The EPA's Safer Choice certified products database is the starting point for any green product verification. Safer Choice certification is the most broadly accepted standard across all three rating systems for chemical safety documentation. The August 2024 Safer Choice Standard update added PFAS packaging requirements, per EPA, which aligns with state PFAS bans for BSCs operating in covered states. For the state-by-state PFAS ban calendar, see the PFAS state-by-state 2026 guide for BSC chemical programs.
All chemical documentation in certified buildings is grounded in OSHA's baseline requirement that Safety Data Sheet Safety Data Sheets be maintained and accessible for every hazardous chemical used, per OSHA 29 CFR 1910.1200. The certification documentation package builds on the SDS foundation; you cannot substitute green certification documentation for SDS compliance, and you cannot use the absence of a certification standard as a reason not to have SDS access in place.
What to verify yourself
- Current LEED v5 O+M credit requirements for cleaning, from the LEED v5 O+M Reference Guide at usgbc.org/leed/v5. Credit text is the authoritative source; this article is a summary of the framework, not a substitute for the Reference Guide.
- LEED v4/v4.1 sunset and registration close dates for specific projects you serve, from the USGBC certification deadlines page. Dates vary by rating system and project type.
- WELL v2 Feature X09 current requirements, from IWBI at wellcertified.com. The WELL Standard evolves; verify current feature language before preparing documentation.
- Fitwel Chemical Purchasing Policy and Cleaning Protocol point values, from the current Fitwel scorecard, available on project registration at fitwel.org.
- EPA Safer Choice certification status for each product in your green product inventory, from the EPA Safer Choice database before each procurement cycle. Certification status can lapse when a manufacturer discontinues a product or fails to renew.
- PFAS compliance status of green products for use in states with active PFAS cleaning product bans (Minnesota effective January 2025, Maine and Colorado effective January 2026). See the PFAS state-by-state 2026 guide for the full ban calendar.
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Primary sources
- USGBC — LEED v5 Overview Page
- USGBC Support — LEED v5 FAQ (mandatory adoption July 1, 2027)
- BSCAI — LEED v5 BSC Industry Comment (elimination of cleaning prerequisite)
- IWBI — WELL v2 Certification
- IWBI — WELL v2 VOC Requirements (Feature X09, Feature X10, Air Precondition A01)
- Fitwel — Center for Active Design (CDC 50-year exclusive license)
- EPA Safer Choice Standard
- EPA Safer Choice Aug 2024 Update
- OSHA 29 CFR 1910.1200 — Hazard Communication Standard
- ASHRAE Standard 62.1-2022/2025 — Ventilation Requirements