Let’s face it – in property management, the details matter. Overflowing bins, flickering lights, a poorly timed deep clean – these aren’t just annoyances. They can drive tenants away, attract compliance issues, and reflect badly on you as the property manager. So how do you find a cleaning and maintenance partner who actually makes your life easier not harder?
Here’s your essential guide to choosing a service provider who brings professionalism, reliability, and value without the excuses.
1. Credentials That Count: Are They Really Qualified?
Any contractor can claim they’re compliant but where’s the proof?
Start by checking for ISO certifications like ISO 9001 (quality management), ISO 14001 (environmental), and ISO 45001 (health and safety). These are the gold standards in the UK for professional service delivery. And don’t forget Safe Contractor or CHAS, which ensure compliance with Health & Safety Executive (HSE) requirements.
Want cleaning done right?
Look for BICSc-trained staff – The British Institute of Cleaning Science is the UK’s go-to body for cleaning industry training. According to the British Cleaning Council’s 2023 report, trained operatives not only deliver higher quality results but also reduce health and safety incidents on-site.
2. The Team Behind the Mop: Who’s Actually on Site?
Let’s talk people. Because the real measure of a cleaning or maintenance company isn’t their proposal – it’s their people.
Ask how often staff receive COSHH training (legally required under UK law), whether they’ve completed manual handling certification, and if they’re DBS-checked especially if your property serves vulnerable tenants like students, children, or the elderly.
The HSE consistently flags poor training as a root cause of workplace injuries in the cleaning sector. You don’t want a service that creates more problems than it solves.
3. Made-to-Measure or One-Size-Fits-None?
Beware the “standard package” pitch. Your property isn’t standard, so why should your service be?
A reliable provider should tailor their services to your building type, tenant mix, traffic flow, and even seasonality. Whether it’s planned preventive maintenance (PPM) or flexible cleaning hours around tenant schedules, customisation is key.
The Institute of Workplace and Facilities Management (IWFM) strongly advocates for bespoke agreements, noting that custom solutions lead to stronger long-term tenant relationships and lower complaint rates.
4. When Things Go Wrong: Can They Handle a Crisis?
Emergencies don’t wait for business hours. Burst pipe on a Sunday? Overflowing bins during a bank holiday? Your provider needs to be ready and fast.
Before signing, ask about:
● 24/7 response capabilities
● Average callout time (and whether it’s tracked)
● Real-time updates via FM software or apps
5. Spot the Red Flags Before They Cost You
Sometimes, what a company doesn’t show you is the biggest warning sign. Keep an eye out for:
● Vague pricing or hidden fees
● No proof of insurance (required by law under the Employers’ Liability Act 1969)
● Poor online reviews or no references at all
● Overreliance on agency workers
● No sustainability policy or risk assessments
ISSA UK – Cleaning Industry Association
According to ISSA UK, unclear service expectations and lack of insurance are among the top reasons cleaning contracts get terminated. If you’re spotting red flags early, trust your gut.
The Final Sweep: Choose Smart, Not Just Cheap
The right cleaning and maintenance partner doesn’t just tick boxes — they protect your reputation, keep tenants happy, and ensure your building is compliant, safe, and operating at its best.
Look for:
✅ Proven qualifications
✅ Staff that are trained, trusted, and accountable
✅ Flexible, transparent service delivery
✅ A clear plan for emergencies
✅ A professional attitude from the first meeting
Because when you choose wisely, you won’t just be getting a service provider — you’ll be
gaining a partner.
