Why This Terminology Guide Matters for Procurement
The terminology used in facility services procurement — "custodial," "janitorial," "commercial cleaning," "building services," "facility management" — is far from standardized. Different industries, institutions, and regions use these terms differently, and the differences matter when writing RFPs, evaluating bids, and understanding what a contractor is actually proposing to deliver.
This guide cuts through the confusion with clear definitions, real-world examples from the NYC market, and practical guidance for procurement professionals, facility managers, and building operators.
The Core Terms, Defined
Janitorial Services
Definition: Recurring interior cleaning operations for a commercial or institutional facility. The core scope of janitorial services includes: nightly or daily cleaning of offices, restrooms, common areas, and lobbies; floor care (sweeping, mopping, vacuuming, buffing); trash and recycling removal; restroom supply restocking; and periodic deep cleaning tasks (carpet extraction, window cleaning, floor stripping/waxing).
Typical users: Office buildings, retail centers, schools, healthcare facilities, warehouses, any commercial property needing recurring interior cleaning.
NYC context: "Janitorial services" is the most common term used in NYC commercial real estate procurement, particularly for office and Class A building contracts. REBNY specifications reference janitorial service frequencies.
Custodial Services
Definition: A broader scope than janitorial, custodial services typically includes all janitorial functions plus building operation responsibilities: opening and securing the building, monitoring building systems, managing supply inventories, performing minor maintenance tasks (replacing light bulbs, unclogging sinks, furniture setup/breakdown), and serving as an on-site point of contact for building operations.
Typical users: Schools (the custodian as a key operational role in a K-12 building), government buildings, municipal facilities, healthcare campuses, universities.
NYC context: The NYC DOE uses the term "custodian" (and "custodial engineer") for the licensed individual responsible for building operations in a public school building — a role with specific NYC DOE training and certification requirements. "Custodial services" in the DOE context encompasses both cleaning and building operations.
Commercial Cleaning
Definition: The broadest of the three terms, "commercial cleaning" refers to professional cleaning services for any commercial (non-residential) property. It encompasses janitorial services as a subset, but also includes specialized services: window cleaning, post-construction cleaning, pressure washing, industrial cleaning, restaurant and food service cleaning, and specialty cleaning for healthcare, aviation, or data center environments.
Typical users: Property managers, facility managers, and procurement officers who want to attract comprehensive proposals from full-service providers.
NYC context: "Commercial cleaning" is the term most commonly used in Google searches by NYC facility managers evaluating vendors. It is also the broadest procurement term — using it in an RFP invites providers to propose their full range of integrated services.
Comparison at a Glance
| Term | Scope | Primary Sector | NYC RFP Usage |
|---|---|---|---|
| Janitorial Services | Recurring interior cleaning operations | Commercial real estate, office, retail | High — standard term in REBNY specs |
| Custodial Services | Cleaning + building operations | Education, government, institutional | High — standard term in NYC DOE, CUNY, NYCHA |
| Commercial Cleaning | All professional cleaning for commercial properties | All commercial sectors | High — broadest procurement term |
| Building Services | Cleaning + security + maintenance + engineering | Class A office, large commercial portfolios | Common in NYC Class A building management |
| Integrated Facility Management (IFM) | All building services under single-source management | Enterprise, multi-site, complex portfolios | Growing — used by INC. 5000 companies, REITs, national retailers |
Practical RFP Guidance for NYC Procurement
When writing an RFP or scope of work for cleaning services in New York City, the choice of terminology signals your expectations to vendors:
- Use "janitorial services" if you want a nightly cleaning contract with clear frequency specifications (daily office cleaning, weekly floor care, monthly deep clean).
- Use "custodial services" if you need an on-site presence that manages the building as well as cleans it — typical for schools, government facilities, or large institutional campuses.
- Use "commercial cleaning" if you want to attract full-service providers who can propose integrated solutions including specialty services.
- Use "integrated facility management" if you are evaluating single-source providers for all facility services — cleaning, maintenance, pest control, security, landscaping — under one contract.
Summit Delivers All of the Above
Summit Facility Solutions provides janitorial services, custodial programs, commercial cleaning, and integrated facility management for organizations across New York City and nationally. As a 4× INC. 5000 honoree and NMSDC-certified MBE, we deliver consistent, documented, technology-driven facility services under a single-source model.