When you hand over your keys to a stranger, you’re trusting more than their ability to scrub a sink. You’re trusting them with your home, your schedule, and your financial safety. Insurance and bonding are the backstops that keep a messy situation from becoming a disaster. Whether you’re hiring a house cleaning service for a recurring biweekly schedule, bringing in a residential cleaning service for a move-out, or testing a new apartment cleaning service after reading a few glowing reviews, verification is your job. The good news: it’s not complicated, but you do need to know what to ask and how to verify that the answers are real.
I’ve helped homeowners vet dozens of providers and worked alongside cleaning business owners who do things the right way. The patterns are predictable. The companies worth your trust are transparent. The ones that get cagey about coverage tend to be cutting corners elsewhere.
What “insured and bonded” actually means
These terms often get tossed together in ads from a cleaning company near me and across the country, as if they were a single shield. They’re not, and each serves a specific purpose.
General liability insurance covers property damage and bodily injury caused by the company’s operations. If a worker knocks over an heirloom vase, drags a vacuum down a staircase, or leaves water on a hardwood floor that later warps, this policy is what pays for repair or replacement, up to the policy limit.
Workers’ compensation covers employees who get injured on the job. If a cleaner slips, strains a shoulder, or suffers a cut that needs stitches, this policy pays for medical costs and lost wages. Without it, you could be pulled into a claim if the injury occurs on your property and the company argues that the cleaner is an independent contractor. States vary, but many require workers’ comp once a business hires even one employee.
Bonding is a financial guarantee against theft or dishonesty. A janitorial bond, sometimes called a business service bond, is triggered when a client alleges theft by a covered worker and the company cannot or will not make it right. A bond is not insurance that protects the company; it protects you. Unlike liability claims, which depend on accidents and negligence, bonds stand in for deliberate wrongdoing.
Some companies advertise bonded and insured but carry only a low-limit bond or a micro liability policy designed for an owner-operator who cleans solo. That might be fine for a one-person house cleaning company working in smaller apartments. It’s not enough for a multi-person crew turning over a four-bedroom home in three hours. Scale matters.
Why verification matters more than promises
Two stories come to mind. In the first, a homeowner hired a highly rated cleaning company for a deep clean before listing their home. A cleaner placed a bottle of vinegar on a marble vanity for just a few minutes, enough to etch an oval the size of a coaster. The company had coverage. The homeowner filed a claim, the insurer sent an adjuster, and within four weeks the vanity was professionally refinished at no cost to the homeowner.
In the second, a landlord used a low-cost crew for an apartment turnover. A steam mop left cloudy streaks on the laminate flooring in the living room and kitchen. The company insisted the damage was pre-existing, then stopped returning calls. The “policy” they boasted about was an online certificate for a business that had lapsed nine months earlier. The landlord ate the $1,600 repair. The difference wasn’t luck. It was verification.
Know the policies by name, not just the buzzwords
When you contact a cleaning company, get specific. Ask for the names of the policies, the carriers, and the limits. Vague answers usually mean trouble.
- General liability, sometimes listed as commercial general liability or CGL. Look for limits of at least $1 million per occurrence and $2 million aggregate for a typical residential cleaning service. Higher limits are reasonable for larger homes or if the company handles post-construction cleaning, which carries more risk. Workers’ compensation, required in most states for employees. Confirm it for staff performing cleaning. If the company uses independent contractors, ask how they ensure each contractor carries their own workers’ comp. This is where many businesses cut corners. Janitorial bond or business service bond. Typical coverage amounts range from $10,000 to $50,000. Higher is better, but the claims process, exclusions, and cooperation from the company also matter.
Some companies carry additional coverage like commercial auto for vehicles, umbrella policies for higher limits, and pollution liability for certain chemicals. Those are nice to have but not essential for routine house cleaning service work.
The simplest way to ask without sounding adversarial
People get defensive when they feel accused, so phrase requests in a way that keeps the conversation easy. A straightforward script works.
“Before we schedule, could you email a certificate of insurance showing general liability and workers’ compensation, plus a copy or summary of the janitorial bond? You can list me as certificate holder if that’s easier. I’m happy to wait a day.”
You’re making a normal business request, not a loyalty test. Good companies will say no problem and send documents within a day, often within an hour.
How to read a certificate of insurance
A certificate of insurance, or COI, is a snapshot of active coverage on the date it’s issued. Treat it as a starting point, not gospel.
Carrier and agent. Look for a known insurer or a reputable regional carrier. Names like Travelers, Hartford, Liberty Mutual, Nationwide, or solid surplus lines carriers are common. The agent’s contact information should be a real business, not a free email address with no phone number.
Insured name. The business name should match the cleaning company’s legal name on their contract and website. If the cleaner is a sole proprietor, their personal name may appear with a DBA. Beware of completely different names, which can indicate borrowed certificates.
Policy numbers and effective dates. Check that the policy is currently in force. Pay close attention to the expiration date. If the policy expires next week, ask for an updated COI after renewal.
Limits and coverages. The general liability limit per occurrence should be visible, typically $1,000,000. The workers’ compensation section should state statutory limits and show the employer’s liability limit. If the workers’ comp box is blank or marked N/A and the company has multiple cleaners, that’s a red flag unless they can explain a legal exemption in your state.
Certificate holder. Having your name and address listed assures the agent knows who you are. It doesn’t alter coverage on its own, but it keeps you in the loop if there’s a cancellation notice.
Additional insured status. For larger jobs or if your HOA or property manager requires it, ask the company to list you as an additional insured on the general liability policy for ongoing operations at your premises. This usually triggers an endorsement, sometimes with a modest fee. Not every small cleaning company house cleaners can do this quickly, but many can within a day or two.
Bond documentation that actually means something
Bond certificates are less standardized than insurance COIs, and they can be confusing. Look for these elements: the surety company’s name, the bond number, the amount, and the covered acts, typically employee dishonesty in the performance of cleaning services. A proper business service bond should cover theft from a client by an employee of the cleaning company, not just theft from the cleaning company itself.
Ask how claims work. Some bonds require a police report and a written claim within a specific number of days. Some exclude cash or only cover convictions, which makes recovery difficult. The best signal is how the company responds. If they explain the process calmly and offer to provide the bond form for your review, you’re dealing with professionals.
Why workers’ comp matters even if they say “we’re careful”
In many states, a homeowner is not considered the employer of a vendor’s worker. That said, if a cleaner is injured on your property and the cleaning business has no workers’ comp, you face two risks. The injured person might file a claim against your homeowner’s policy, which can lead to premium increases or coverage disputes. Or, if the business presents the injured worker as an independent contractor without their own coverage, you can get pulled into the mess of determining employment status.
Here’s a common gray area. A house cleaning company tells you their team is all 1099 contractors, so they don’t carry workers’ comp. Then they provide the schedule, the uniforms, the equipment, and control the workflow, all classic hallmarks of employment. State agencies do not care what a business calls the relationship. They look at control and economic dependence. If it walks like an employee, they treat it like one. In this scenario, skip the company or require proof each cleaner carries workers’ comp independently, which is rare and expensive. Most legitimate residential cleaning services carry workers’ comp because it’s the only safe route.
What legitimate coverage tends to cost, and why that matters
You don’t need the company’s books, but a sense of market costs helps you sniff out nonsense. A small cleaning company with two to four employees might pay a few thousand dollars per year for general liability, depending on state and claims history. Workers’ comp costs vary more because they’re tied to payroll and state rates, but a practical rule of thumb is a percentage of payroll that often lands between 6 and 12 percent for janitorial classifications. Bonds are cheaper, often a few hundred dollars per year for $25,000 in coverage. When a company offers rock-bottom pricing and claims gold-plated coverage, you should ask how that math works.
Steps to verify a cleaning company, start to finish
Use this quick flow to move from interest to confidence without wasting time.
- Ask for proof. Request a COI for general liability and workers’ comp, plus bond details. Specify that the documents should list your name as certificate holder. Call the agent. Phone the insurance agent listed on the COI to confirm the policies are in force and the limits match the document. A two-minute call saves headaches. Check names and dates. Match the insured name to the contract and website, verify policy numbers, and confirm the effective and expiration dates cover your service date. Confirm workers’ comp reality. If the company claims exemption or says everyone is a contractor, ask how injuries are covered. If the answer is vague, pass. Document everything. Store the COI, bond certificate, and any endorsements with your work order or service agreement so you can reference them if needed.
That’s five steps, and in practice it takes less than 20 minutes.
Red flags that deserve a hard pass
You’ll see a few patterns when you request documentation. Some are forgivable, like a new company that needs a day to get a COI issued. Others are deal-breakers.
Email evasions. “Our policy is proprietary” or “we can’t share client-specific documents” are non-answers. A COI exists to be shared. It contains no sensitive financial details.
Mismatch of names. The COI lists ABC Cleaning LLC, your contract says Sparkle Pros, and the website belongs to a third name entirely. There are legitimate reasons for DBAs, but the company should explain them and show paperwork.
Expired policies. A COI from last year with no updated dates is not proof of current coverage. Insist on a current certificate.
Low limits for the job size. A $100,000 liability limit is far below standard for a professional house cleaning service. It might come from a policy built for a hobby business, not for crews working in client homes.
No workers’ comp with multiple cleaners. If they send teams of two or three, claim everyone is 1099, and cannot show contractor coverage, move on. You’re taking on needless risk.
Bond with impractical conditions. If the bond only pays after a conviction or excludes everything except theft of items over a certain value with multiple witnesses, it’s window dressing. Look for a straightforward business service bond that has a realistic claims path.
Special cases and how to handle them
Owner-operator working solo. A one-person operation might carry general liability and skip workers’ comp if the owner is legally exempt in the state. That can be reasonable. Ask for a general liability COI and a bond certificate. Prices may be lower since overhead is lower, but still weigh the risk. If the cleaner gets hurt, you don’t want a liability dispute.
Franchise brands. Large franchises often have strong coverage, but policies can be structured at the corporate level with local endorsements. Ask for a COI that names the local franchise entity and shows workers’ comp in the state where you live. Don’t assume coverage just because the brand is big.
Platforms or marketplaces. Some apps claim to provide “platform insurance.” Read the fine print. Many of these policies cover accidents that are the platform’s responsibility, not damage in your home, or they come with strict filing deadlines and low caps. If you hire through a marketplace, insist on proof of coverage from the individual cleaner or cleaning company as well.
HOAs and property managers. If you live in a community with rules, you might be required to provide an additional insured endorsement for any contractor on premises. Tell the cleaning company upfront. Good providers are used to it and will coordinate with their agent.
Move-out and post-renovation cleans. Risk is higher, from dust in HVAC returns to debris in appliances. Ask whether the policy excludes post-construction work. If it does, and your job looks like post-construction, find a company with explicit coverage for it.
How claims actually unfold
When something goes wrong, quick, calm documentation is your friend. Photograph damage from multiple angles with timestamps. Save any texts or emails describing what happened. Notify the cleaning company the same day and ask for their claims process. A professional company will loop in their insurer or surety, not stall or deflect.
Liability claims usually start with an incident report and photos. Adjusters often ask for receipts or valuations, especially for items with unusual value. If a surface is damaged, contractors might provide estimates for repair versus replacement. For ordinary household items, expect depreciation to factor into payouts. For bonded claims, you’ll likely need a police report number for theft allegations. That step can be uncomfortable, but it’s part of most bond requirements.
A realistic timeline is two to six weeks from claim filing to resolution for straightforward cases. Complicated or disputed claims can take longer. If the company goes silent, you can contact the agent listed on the COI and the insurer directly, using the policy number.
Price, coverage, and the middle of the market
Price signals quality to a point. A cleaning company with full coverage, payroll taxes, training, and quality control cannot charge bargain-basement rates for long. That doesn’t mean the most expensive house cleaning company is always the safest choice, but it does mean an unusually low quote deserves extra scrutiny.
In many cities, a professional two-person team for a standard 3-bedroom, 2-bath home runs in the $140 to $220 range for a maintenance clean, more for deep cleans. If you get a $90 quote for a three-hour job and the provider claims they pay workers’ comp and carry a $1 million liability policy plus a $25,000 bond, something doesn’t add up. Often the hidden savings come from misclassifying workers or carrying inadequate coverage.
Align expectations with coverage
Insurance is not a warranty for every dissatisfaction. If a cleaner uses an all-purpose cleaner on a stainless steel fridge and leaves faint swirls that buff out in a few days, that’s not a claim. If they gouge a wood floor with a broken vacuum wheel, that is. The line between wear and damage becomes clearer when you take a few minutes before the first appointment to walk through the home, point out fragile items, and set boundaries. This helps the crew, reduces incidents, and gives everyone a baseline.
Practical tip: put small, fragile items out of reach during the first few cleans. Label surfaces that need special care, like oiled wood or honed stone. Share manufacturer care guides for high-end finishes. The more you collaborate, the fewer surprises you’ll have to test the insurance.
What to do if verification fails but you still like the company
Sometimes you meet a new cleaning company, you’re impressed by their professionalism, but their paperwork is almost there rather than complete. Maybe the general liability is active but workers’ comp renewal is pending this week. Maybe the bond lapsed and they’re reinstating it. You can set a conditional start.
Ask for written confirmation from their agent that the policy is in binding or renewal and the effective date will precede your service date. Require fresh documents before the cleaner sets foot in your home. If the company balks, you’ve avoided a preventable headache. If they comply quickly, you’ve helped nudge a solid small business toward best practices.
Integrate verification into your hiring process
You only need to do this thoroughly the first time. After that, set reminders to request updated COIs annually or at renewal. Many agents will add you to automated renewal notices if you ask. If you switch providers, make verification part of your intake checklist, right alongside references and scope.
If you’re comparing a few options from a “cleaning company near me” search, use the verification process as a filter. The ones who respond clearly to coverage questions tend to be better at scheduling, training, and service recovery. It’s the same muscle.
Bringing it all together
Hiring a cleaning company is about trust made concrete. Real coverage, verified in writing, backs that trust with dollars and process. For a routine apartment cleaning service, that might be a quick COI and a modest bond, paired with common sense and clear communication. For a larger residence or recurring service, it means general liability at meaningful limits, workers’ compensation for anyone who comes to your house cleaners home, and a bond with a realistic claims path.
You don’t need to be a lawyer or an insurance broker to get this right. Ask for the documents. Read the names and dates. Call the agent. Keep copies. This small, boring set of steps is what separates an easy service relationship from a costly story you’ll tell your friends. And when you find a house cleaning service that handles verification with confidence, you’ve found a partner who takes your home, and their work, seriously.
Flat Fee House Cleaners Sarasota
Address: 4650 Country Manor Dr, Sarasota, FL 34233
Phone: (941) 207-9556