Reliable day-to-day facility cleanliness that never slips
The difference between cleaning and janitorial
Janitorial service is what keeps a commercial property functional on a daily basis. It's the trash that disappears before anyone notices it's full, the restroom that's always stocked, the lobby floor that's always clean by the time the first tenant arrives. When janitorial service works, nobody thinks about it. When it fails, everyone notices.
LPJ Services runs full-service janitorial programs for office buildings, corporate campuses, retail properties, educational facilities, and industrial spaces across the Chicago area. Our janitorial teams are not temporary labor filling shifts. They are trained, supervised crew assigned to your property and accountable for its daily condition.
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Commercial cleaning is usually project-based or periodic. Deep cleans, seasonal work, construction cleanup. Janitorial service is the daily rhythm of facility maintenance. It covers the tasks that keep a building operational and presentable every single day: trash and recycling collection, vacuuming and mopping, surface disinfection, restroom servicing, supply restocking, common area upkeep, and emergency spill response.
Where most janitorial providers fall short is consistency. The first month is great. By month three, they've shuffled your crew, cut hours, or stopped doing the tasks nobody checks. We prevent this by running every janitorial program on a documented task schedule. Supervisors inspect, and every visit is on the record in your client portal.
How we structure a janitorial program
Every janitorial program is built from a facility assessment. We walk your property and map every area, then assign task frequencies based on usage and traffic. Offices, restrooms, lobbies, hallways, stairwells, loading docks, break rooms, conference rooms. High-traffic lobbies get multiple daily touch-ups. Low-traffic stairwells get weekly service. Nothing is one-size-fits-all.
We then assign staffing levels based on the scope. A 50,000 square foot office might need two full-time janitorial staff. A 300,000 square foot campus might need eight, plus a working supervisor. We right-size the team and build in coverage for vacations and callouts so your property never goes unserviced.
Supply management that runs itself
One of the most common complaints property managers have about janitorial vendors is running out of supplies. Paper towels, soap, trash liners, toilet paper. Our teams monitor supply levels at every shift and reorder through our supply chain before you run out. If you want us to manage procurement, we include it in the program. If you prefer to supply your own consumables, we track and report inventory levels so you can reorder on your own schedule.
Your client portal
Every janitorial visit is on the record in your client portal, with its photos and invoices. You can message the office there about anything at your property. You should not have to take our word for what happened on your property.
Emergency response built in
Janitorial contracts with LPJ include emergency clean-up response. Pipe burst in the third floor restroom at 2pm? Tenant spills coffee across the main lobby before a building tour? Our team responds within the hour. No separate work order, no extra dispatch fee. It's part of the program.
Pricing structure
Janitorial programs are priced monthly based on square footage, service frequency, staffing requirements, and any specialty tasks (medical-grade disinfection, industrial floor scrubbing, etc.). We provide full transparency on labor hours, supply costs, and management overhead. Most property managers are surprised at how competitive we are when they see what's actually included versus what their current vendor charges as extras.
What's included
- Dedicated janitorial teams assigned to your property
- Documented daily task schedules, inspected by supervisors
- Trash, recycling, and waste stream management
- Surface cleaning, disinfection, and sanitization
- Restroom servicing and supply restocking
- Common area, lobby, and hallway maintenance
- Supply monitoring with automated reorder alerts
- Emergency spill and clean-up response included
- Supervisor inspections on a rotating schedule
- Scalable staffing for multi-building portfolios
What matters on a janitorial program.
Restrooms and supplies
Running out of paper is the most common janitorial complaint. Supply levels are monitored every visit.
Tenant complaints
A complaint is resolved the same shift and reviewed with you, not left in a queue.
The same crew
A dedicated team that knows your building and your tenants, with trained backup for PTO and callouts.
Emergencies in the day
A burst pipe or a spill before a tour gets an emergency clean-up response, as part of the contract.
Facility assessment and area mapping
We walk every floor and document each area by type, traffic level, and surface material. Restrooms, lobbies, offices, break rooms, stairwells, loading docks. Everything gets mapped.
Task schedule and staffing plan
We assign task frequencies per area and calculate staffing levels. The schedule accounts for peak traffic, tenant operating hours, and seasonal variations.
Crew assignment and building training
Your assigned team is trained on your building's layout, access protocols, alarm systems, and any tenant-specific requirements before their first shift.
Daily execution and inspection
Every shift works the documented task schedule. Supervisors inspect on a rotating schedule. Every visit is on the record in your client portal.
Ongoing optimization
Monthly account reviews examine inspection data, tenant feedback, and supply usage. We adjust scope before you have to ask. More people during flu season, fewer during low occupancy.
Janitorial, answered.
Areas we cover most for janitorial: The Loop, West Loop, River North, South Loop, Schaumburg.
What is the difference between janitorial and commercial cleaning?
Janitorial service is daily, ongoing facility maintenance. Trash removal, restroom service, surface disinfection, general upkeep. Commercial cleaning is periodic or project-based work. Deep cleans, floor restoration, construction cleanup. Most properties need both, and we bundle them under a single agreement.
Will we have the same crew every day?
Yes. We assign a dedicated team to your property. They know your building, your tenants, and your expectations. We maintain trained backup staff for coverage during PTO and callouts so quality never dips.
How do you handle tenant complaints?
Message the office through the client portal or call your account manager. We resolve it the same shift and review it in your monthly account meeting.
Do you service properties after hours?
Yes. We run janitorial programs during business hours, after hours, overnight, and weekends. Most office buildings prefer evening or overnight janitorial so the work is invisible to tenants.