Vet on four things: current public liability and workers compensation certificates, a named supervisor who physically visits your site, a documented scope of work, and verifiable local references in your suburb and sector.
- 1Verify insurance, workers compensation and ABN before you compare price.
- 2Ask who actually turns up: employees, subcontractors or a rotating pool.
- 3A written scope of work is the difference between a contract and an argument.
- 4Reference-check two sites of similar size and type to yours.
The twelve questions worth asking
Most cleaning contracts fail in month three, not week one. These questions surface the problems before you sign.
- Who exactly will clean my site, and are they employees or subcontractors?
- What is your staff turnover rate on comparable contracts?
- Who supervises, and how often do they physically attend?
- Can I see your current public liability certificate of currency?
- Do you hold workers compensation for everyone attending my site?
- Are all cleaners police checked, and can you evidence it?
- What is your response time for a missed or substandard clean?
- Do you provide a written, itemised scope of work and periodic schedule?
- What reporting do I get — sign-in logs, photos, monthly summaries?
- How do you handle keys, alarm codes and after-hours access?
- What chemicals do you use and do you hold SDS records on site?
- Can you give me two Gold Coast references in my industry?
Score each shortlisted cleaner. Anything under 7/10 is a risk.
| Check | What good looks like | Red flag |
|---|---|---|
| Public liability | $20M certificate, current | Cannot produce a certificate |
| Workers comp | Active WorkCover QLD policy | "All our staff are contractors" |
| Staffing | Named, trained, police-checked | Different crew every week |
| Scope | Written task and frequency matrix | Verbal promises only |
| Reporting | Digital sign-off, photos, QA audits | No record of attendance |
| Exit terms | 30 days, no penalty | 12-month lock-in with fees |
Red flags on the Gold Coast market
The Gold Coast has a high concentration of very small operators, which is not inherently bad — many are excellent. The risk is capacity. A two-person operation can service your site brilliantly until someone gets sick or takes a holiday, at which point there is no backup roster.
Other warning signs: a quote given without a site inspection, no written scope, a price dramatically below every other quote, and no ABN or insurance documents provided within 24 hours of request.
What good looks like after signing
In the first 30 days you should receive a site induction record, a printed or digital scope displayed in the cleaner's cupboard, a supervisor introduction, and at least one proactive check-in. If none of that happens in month one, it will not start happening in month six.
Cheapest quote
Watch out- Hours quietly reduced
- Consumables billed as extras
- High cleaner turnover
- Re-tender within 12 months is common
Best value
Recommended- Hours stated in writing
- Consumables and periodic work priced up front
- Stable, inducted crew
- QA audits with photo evidence
Frequently asked questions
How much public liability insurance should a Gold Coast cleaner carry?+
$20 million is the commercial standard in Queensland. Strata and government sites frequently require it contractually.
Should I sign a long contract?+
Start with a 3 month trial period with a 30 day termination clause. A confident contractor will agree to it.
