Commercial cleaning bid template — New Orleans-Metairie, LA
Coverage: Class B office, hospitality, medical, day-porter accounts | Sourcing: BLS OEWS May 2024, Louisiana Workforce Commission, city licensing | Last reviewed: 2026
New Orleans's cleaning market operates under hurricane risk as a baseline condition, not an occasional exception. The Poydras Street office corridor, the French Quarter hospitality district, and the Ochsner Health system generate diverse account types, but every multi-year contract should address post-event response capability and rate-adjustment mechanisms. Louisiana's minimum wage holds at the federal floor of $7.25/hr; the market wage for commercial janitors runs $14–$15/hr, pushed upward by hospitality industry competition.
Louisiana Labor Cost Inputs
BLS OEWS May 2024 (SOC 37-2011) puts the New Orleans-Metairie MSA mean in the $14–$15/hr range. Louisiana minimum wage follows the federal floor per the Louisiana Workforce Commission. See the wages breakdown for the New Orleans MSA.
Burden math on a $14.50/hr New Orleans base: FICA 7.65% = $1.11; FUTA/SUTA ~2% = $0.29; Louisiana workers' comp approximately $2.20–$2.80 per $100 payroll; health insurance ~$3/hr; vacation ~4%. Total burden: 26–31%, loaded rate near $18.50–$20/hr. Post-hurricane labor premiums of 20–50% are documented for 3–6 month windows following major storm events.
Sample Scope of Work: Class B Office Building
Hypothetical 35,000 sq ft Class B building on Poydras Street CBD or the Metairie suburban corridor. Gulf Coast climate brings year-round humidity, pest pressure, and hurricane preparedness from June through November.
| Task | Frequency | Notes |
|---|---|---|
| Restroom service + restock | 5x/week | Mold-inhibiting chemistry; year-round humidity demands daily detail |
| Lobby and entry service | 5x/week | Humidity and river-air debris require daily service |
| Common-area vacuuming | 5x/week | HEPA filter during dusty post-storm recovery periods |
| Hard-floor auto-scrub | 2x/week | Humidity accelerates floor finish degradation; neutral-pH chemistry |
| Breakroom and kitchenette | 5x/week | Pest protocols mandatory year-round; subtropical pressure |
| Conference room reset | 5x/week | Whiteboard, AV, glass surfaces |
| Day-porter coverage (4 hr) | 5x/week | Lobby and restroom mid-day; hotel-quality visibility expected |
| High-dusting: vents and ledges | Monthly | HVAC works year-round; humidity accelerates dust adhesion |
| Carpet extraction (full) | 3x/year | Subtropical humidity demands extra cycle; rapid-dry protocol essential |
| Post-hurricane deep clean | As needed | T&M with emergency premium; scope separately in contract |
New Orleans Going Rates: Class B Office and Day Porter
CBD and Poydras Street Class B commands $0.08–$0.11/sq ft/month. Metairie suburban: $0.07–$0.09. Day-porter bill rate: $19/hr x 2.3 = approximately $43–$45/hr; 4-hr/day porter near $900/month. Use the production rate calculator. Ochsner Health and Tulane Medical adds +25–35%. Post-hurricane cleanup commands T&M plus a 20–50% emergency premium for 3–6 months post-event.
Louisiana Licensing and Insurance Requirements
Louisiana requires a state business license through the Louisiana Secretary of State. New Orleans requires a New Orleans Occupational License. Workers' comp through the Louisiana Workforce Commission; private carriers permitted. GL minimums: $1M/$2M for Class B; $2M/$5M for hospital systems. Consider windstorm and flood endorsements for equipment stored in New Orleans facilities. Bonds of $10,000–$25,000 standard.
Union Presence and Prevailing Wage Triggers
New Orleans janitorial union presence is weak. Louisiana is a right-to-work state. Federal buildings and VA Medical Center facilities require SCA compliance; pull wage determinations from SAM.gov. SCA guidance: dol.gov/agencies/whd/government-contracts/sca. Louisiana has no statewide prevailing wage law for private service contracts.
What New Orleans Buyers Expect in a Bid Response
- Monthly base service: labor hours by position at loaded rate.
- Hurricane and weather event clause: post-storm cleanup quoted as T&M with stated hourly rate and emergency premium; standard in New Orleans contracts.
- Pest control coordination note: specify pest management protocol or confirm client carries a separate contract.
- Insurance allocation: GL, workers' comp, and bond; note windstorm equipment limitation.
- Overhead and margin: 12–18% overhead; 8–14% profit; pass-throughs quoted separately.
Bid Walk Checklist: New Orleans MSA
- Ask about the building's hurricane protocol: water intrusion points, generator-powered systems, and business continuity timeline after a Category 2+ event.
- Check restroom exhaust ventilation; subtropical humidity makes inadequate ventilation a mold liability risk.
- Note pest control integration; integrated pest management is effectively mandatory in New Orleans commercial buildings.
- Walk the Metairie accounts separately from CBD accounts; Metairie suburban going rate runs 20% lower.
Hurricane Post-Event Rate Distortion
Following a significant hurricane, New Orleans cleaning rates distort +30–50% for 3–6 months as post-event cleanup demand overwhelms available crews. BSCs locked into fixed multi-year contracts at pre-storm rates absorb the entire labor premium out of margin. The correct solution is a hurricane post-event clause allowing T&M billing at a pre-agreed premium rate for up to 90 days post-declared emergency. Most Poydras Street property managers who have operated through prior storm cycles will accept this language. Use the bid stress-test tool to model the margin impact of a storm year versus a normal year on New Orleans accounts.
Primary Sources
- BLS OEWS SOC 37-2011 (Janitors and Cleaners)
- Louisiana Workforce Commission, Minimum Wage
- Louisiana Workforce Commission, Workers' Compensation
- City of New Orleans, Occupational Licensing
- US DOL, Service Contract Act
- SAM.gov, SCA Wage Determinations
Build your New Orleans accounts with the Opora bid generator. For Ochsner Health accounts, see the healthcare cleaning hub. For French Quarter hospitality accounts, see the hospitality and retail cleaning hub.
By the Opora Editorial Team · Last updated: 2026