Commercial cleaning bid template — Tulsa, OK
Tulsa’s commercial cleaning market tracks two industries with outsized influence on office demand: oil and gas (Williams Companies, ONEOK, and the Arkansas River energy corridor) and aerospace maintenance (American Airlines MRO at Tulsa International and Spirit AeroSystems). When both sectors are hiring, office vacancy drops and cleaning contract competition tightens; when one contracts, downtown Tulsa can see vacancy spikes that compress commercial rates quickly. Oklahoma’s minimum wage holds at the federal $7.25; the BLS market mean for commercial janitors in Tulsa runs $13.50–$14.50/hr, the same as Oklahoma City and among the lowest of any major metro.
Tulsa Labor Cost and Market Wage
BLS OEWS May 2024 (SOC 37-2011) puts the Tulsa MSA mean in the $13.50–$14.50/hr range. Oklahoma minimum wage follows the federal $7.25 per the Oklahoma Department of Labor. See the wages breakdown for the Tulsa MSA.
Burden math on a $14/hr Tulsa base: FICA 7.65% = $1.07; FUTA/SUTA ~2% = $0.28; Oklahoma workers’ comp for janitorial approximately $1.80–$2.40 per $100 payroll; health insurance ~$2.75/hr; vacation ~4%. Total burden: 26–30%, loaded rate near $17.50–$19/hr.
Sample Scope of Work: Class B Office Building
Hypothetical 35,000 sq ft Class B building in downtown Tulsa or the South Tulsa Midtown corridor. Oklahoma climate means tornado risk April through June, ice storms in January and February, and red clay dust intrusion spring through fall.
| Task | Frequency | Notes |
|---|---|---|
| Restroom service + restock | 5x/week | Full Monday detail |
| Lobby and entry service | 5x/week | Red clay dust in spring; ice-melt protocol Jan–Feb |
| Common-area vacuuming | 5x/week | HEPA recommended during spring storm season |
| Hard-floor auto-scrub | 2x/week | Red clay staining on tile and grout requires pre-treatment |
| Breakroom and kitchenette | 5x/week | Refrigerator monthly; pest protocols in summer |
| Conference room reset | 5x/week | Whiteboard, AV, glass surfaces |
| Day-porter coverage (4 hr) | 5x/week | Energy sector buildings have consistent mid-day visitor traffic |
| High-dusting: vents and ledges | Monthly | Red clay dust accumulates rapidly in spring |
| Post-storm cleanup | As needed | Tornado season; quote as T&M add-on |
| Carpet extraction (full) | 2x/year | Spring and fall; separate bid line |
Tulsa Going Rates: Class B Office and Day Porter
Downtown Tulsa and Midtown Class B commands $0.07–$0.10/sq ft/month for 5x/week. South Tulsa suburban: $0.06–$0.09. Day-porter bill rate: $18/hr x 2.3 = approximately $41–$43/hr; 4-hr/day porter near $850/month. Use the day-porter ROI calculator. Medical office adds +20–30%; aerospace/MRO support facilities: +15–25%.
Oklahoma Licensing and Insurance Requirements
Oklahoma requires no statewide janitorial license. Tulsa requires a City of Tulsa business license. Workers’ comp through the Oklahoma Workers’ Compensation Commission; private carriers permitted. GL minimums: $1M/$2M for Class B; $2M/$5M for hospital systems and aerospace contractor support facilities. Bonds of $10,000–$25,000 standard.
Union Presence and Prevailing Wage Triggers
Tulsa janitorial union presence is minimal. Oklahoma is a right-to-work state. Federal contracts at Tulsa federal buildings, Tulsa Air National Guard facilities, and VA accounts require SCA compliance; pull wage determinations from SAM.gov. SCA guidance: dol.gov/agencies/whd/government-contracts/sca.
What Tulsa Buyers Expect in a Bid Response
- Monthly base service: labor hours by position at loaded rate.
- Severe weather add-on: post-tornado cleanup quoted as T&M with stated hourly rate and mobilization fee.
- Supplies schedule: unit prices; note red-clay pre-treatment chemistry for tile and grout.
- Equipment depreciation: 36-month amortization.
- Insurance allocation: GL, workers’ comp, and bond pro-rated to account.
- Overhead and margin: 12–18% overhead; 8–14% profit; pass-throughs quoted separately.
Bid Walk Checklist: Tulsa MSA
- Note red clay dust entry points; Tulsa red clay stains carpet and grout and requires documented pre-treatment chemistry.
- Ask about the building’s storm shelter protocol and crew evacuation plan; tornado season is a real operational issue.
- Check tile and grout condition in lobbies; red clay penetration in uncoated grout lines is a service risk that needs to be priced upfront.
- Ask about oil and gas tenant vacancy status; Tulsa energy corridor buildings have higher vacancy risk than peer metros.
- Confirm aerospace accounts require security clearance checks for cleaning crews working near MRO operations.
Energy Sector Concentration Risk
Tulsa’s commercial office market is more concentrated in oil and gas than Oklahoma City, with a smaller diversification buffer. A single commodity downturn can idle or vacate multiple energy company floors in the same quarter. BSCs who build their Tulsa book of business on energy corridor Class B accounts without a diversification strategy in healthcare or education are exposed to correlated vacancy risk across their whole portfolio simultaneously. The safest Tulsa portfolio blends energy corridor commercial with Saint Francis Health and OSUMC institutional accounts, which are not correlated with oil prices. Use the account profitability auditor to monitor account concentration by industry vertical.
Primary Sources
- BLS OEWS SOC 37-2011 (Janitors and Cleaners)
- Oklahoma Department of Labor
- Oklahoma Workers’ Compensation Commission
- City of Tulsa, Business Licensing
- US DOL, Service Contract Act
- SAM.gov, SCA Wage Determinations
Build your Tulsa accounts with the Opora bid generator. For Saint Francis Health and OSUMC accounts, see the healthcare cleaning hub. Run concentration-risk models with the account profitability auditor.
By the Opora Editorial Team · Last updated: 2026