Commercial cleaning bid template — Raleigh-Cary, NC
Research Triangle Park sits within this MSA and houses more than 300 research and technology organizations in a campus environment that demands cleaning quality on par with California tech parks while paying Southeast wage rates. Raleigh’s office market has absorbed significant corporate relocation from higher-cost metros over the past five years, pushing demand for commercial cleaning well above what the population rank suggests. North Carolina’s minimum wage holds at the federal floor of $7.25/hr, making the effective market wage the only binding floor, and that market wage has moved upward as the metro has tightened.
North Carolina Labor Cost Inputs
BLS OEWS May 2024 (SOC 37-2011) puts the Raleigh-Cary MSA mean in the $14.50–$15.50/hr range. North Carolina minimum wage is $7.25 per the NC Department of Labor. Market wage for experienced commercial janitors in the Triangle runs $14–$16; competition from warehouse and tech-support employers keeps wages above the statutory floor. See the wages breakdown for the Raleigh MSA.
Burden math on a $15/hr Raleigh base: FICA 7.65% = $1.15; FUTA/SUTA ~2.5% = $0.38; North Carolina workers’ comp for janitorial approximately $1.80–$2.30 per $100 payroll; health insurance ~$3/hr; vacation ~4–5%. Total burden: 26–31%, loaded rate near $19–$21/hr. North Carolina’s workers’ comp rates are among the lower in the Southeast.
Sample Scope of Work: Research Triangle Office Building
Hypothetical 45,000 sq ft Class B-plus research and office building in RTP or North Hills Raleigh. RTP buildings often blend open lab space with office, creating biohazard protocol questions at the scope boundary.
| Task | Frequency | Notes |
|---|---|---|
| Restroom service + restock | 5x/week | Full Monday detail; mid-day on high-occupancy floors |
| Lobby and entry glass | 5x/week | Pollen is extreme in Triangle spring (Feb–May); daily lobby glass required |
| Common-area vacuuming | 5x/week | HEPA filter mandatory during pollen season; RTP tenants often require it year-round |
| Hard-floor auto-scrub | 2x/week | Polished concrete in modern RTP builds requires neutral-pH chemistry |
| Breakroom and kitchenette | 5x/week | Refrigerator monthly; pest protocols in spring and summer |
| Conference room reset | 5x/week | Whiteboard, AV panel, glass surfaces |
| Day-porter coverage (4 hr) | 5x/week | Lobby and common area mid-day; pollen season requires 2x daily lobby sweep |
| Office and lab boundary cleaning | 5x/week | Scope lab-cleaning separately; requires documented protocol |
| High-dusting: vents and ledges | Monthly | Pollen accumulation in HVAC diffusers elevated in Triangle vs. other SE markets |
| Carpet extraction (full) | 2x/year | Post-pollen-season spring extract critical; separate bid line |
Raleigh Going Rates: Class B Office and Day Porter
Downtown Raleigh and North Hills Class B commands $0.08–$0.12/sq ft/month for 5x/week. Research Triangle Park campus buildings: $0.09–$0.13 (research-quality premium). Cary and Morrisville suburban: $0.07–$0.10. Day-porter bill rate: $19/hr x 2.3 = approximately $44–$46/hr; 4-hr/day porter near $920/month. Model accounts with the day-porter ROI calculator. Medical office adds +20–30%. Lab-adjacent cleaning requires a separate scope and pricing document.
North Carolina Licensing and Insurance Requirements
North Carolina requires a NC privilege license for businesses operating in-state; Raleigh and Cary each require a local business license. Workers’ comp: North Carolina Industrial Commission; private carriers permitted. GL minimums: $1M/$2M for Class B; $2M/$5M for hospital systems. Bonds of $10,000–$25,000 standard.
Union Presence and Prevailing Wage Triggers
Raleigh janitorial union presence is minimal; North Carolina is a right-to-work state. Federal contracts at the EPA campus in RTP, GSA buildings, and VA facilities require SCA compliance; wage determinations at SAM.gov and guidance at dol.gov/agencies/whd/government-contracts/sca.
What Triangle Buyers Expect in a Bid Response
- Monthly base service: labor hours by position; RTP accounts often require daytime supervisor co-location.
- Lab boundary protocol: separate scope document for any cleaning at the office-lab interface.
- Pollen season protocol: HEPA filter specification and mat exchange cadence during February–May.
- Supplies schedule: unit prices; RTP tenants often require green-certified or research-approved products.
- Overhead and margin: 12–18% overhead; 8–14% profit; all pass-throughs explicitly quoted.
Bid Walk Checklist: Raleigh-Cary MSA
- Ask explicitly about lab-cleaning scope; RTP buildings often have wet labs where standard janitorial protocol does not apply.
- Note HVAC diffuser count; Triangle pollen season is among the worst in the Southeast and accumulates rapidly in HVAC systems.
- Verify lobby entry mat capacity and check if building manages its own mat program.
- Confirm security badge requirements for RTP campus; some tenants require badging and background check for all crew.
- Ask about green product requirements; EPA campus and many pharmaceutical tenants have approved product lists.
The Pollen Premium That BSCs Forget to Quote
The Research Triangle has some of the highest pollen counts in the US during February through May. Peak season demands daily lobby glass service, HEPA filter changes every two to three weeks rather than monthly, and mat exchange at 3–4 times weekly instead of twice. BSCs who price pollen season using standard protocols underperform quality audits. That additional labor adds roughly 8–12% to spring quarter service cost. Quote it as a seasonal add-on or fold it into a slightly higher annual rate with a clear explanation. Use the scope-of-work generator to build a Triangle pollen-season protocol into your standard SOW.
Primary Sources
- BLS OEWS SOC 37-2011 (Janitors and Cleaners)
- NC Department of Labor, Minimum Wage
- North Carolina Industrial Commission, Workers’ Compensation
- North Carolina Department of Revenue, Business Licenses
- US DOL, Service Contract Act
- SAM.gov, SCA Wage Determinations
Build your RTP accounts with the Opora bid generator. For UNC Health and WakeMed hospital accounts, see the healthcare cleaning hub. Check account margins with the account profitability auditor.
By the Opora Editorial Team · Last updated: 2026