Every Contract a Cleaning Company Needs in the UK (2025)
Last updated: February 2025
Legal Requirements for a Cleaning Company
UK cleaning companies must comply with the Health and Safety at Work Act 1974, COSHH Regulations 2002 for cleaning chemicals, and the Working at Height Regulations 2005 for window and external cleaning. Employment law including the National Minimum Wage Regulations 2015 and Working Time Regulations 1998 applies to all staff. The Modern Slavery Act 2015 requires transparency in supply chains for businesses with turnover exceeding £36 million. Transfer of Undertakings (TUPE) Regulations 2006 apply when cleaning contracts change hands. The Consumer Rights Act 2015 applies to domestic cleaning services.
Essential Contracts
Core contract with business clients covering cleaning specifications, frequencies, access arrangements, insurance requirements, and service level expectations
Must comply with Employment Rights Act 1996 and address industry-specific issues including flexible hours, multiple site working, travel time, and uniform provisions
Legally required assessments for all cleaning chemicals used, including storage, handling, PPE requirements, and first aid procedures
Evidence of adequate public liability coverage — most commercial clients require a minimum of £5 million, with £10 million increasingly standard
Recommended Contracts
Consumer-facing terms compliant with the Consumer Rights Act 2015, covering access, breakages, complaints, and cancellation for residential cleaning services
Documents the responsibilities and liabilities associated with holding keys to client premises, including loss procedures and security obligations
Template for providing employee liability information when a cleaning contract transfers to another provider under the TUPE Regulations 2006
Common Legal Risks for a Cleaning Company
- TUPE obligations when winning or losing cleaning contracts — staff may automatically transfer with the contract
- Damage to client property without clear liability terms and adequate insurance
- National Minimum Wage violations when travel time between sites is not properly accounted for in pay calculations
- HSE prosecution for COSHH non-compliance when cleaning staff use hazardous chemicals without proper training
- Client disputes over cleaning standards without documented service specifications and inspection procedures
Industry-Specific Notes
TUPE is one of the most significant legal considerations for cleaning companies. When a cleaning contract transfers from one provider to another, the employees dedicated to that contract may automatically transfer to the new provider with their existing terms and conditions. Both the outgoing and incoming cleaning companies have obligations to provide information and consult with affected employees. The British Cleaning Council provides industry standards and guidance.
FAQ
How does TUPE affect cleaning companies when contracts change?
Under the Transfer of Undertakings (Protection of Employment) Regulations 2006, when a cleaning contract transfers from one provider to another, the employees assigned to that contract may automatically transfer to the new provider. The new provider must maintain their existing terms and conditions, including pay, holiday entitlement, and continuity of service. Both the outgoing provider (who must provide employee liability information) and incoming provider have duties to inform and consult employees. Dismissals connected to the transfer are automatically unfair unless there is an economic, technical, or organisational reason.
Is travel time between cleaning sites counted as working time?
Yes. Under the Working Time Regulations 1998 and National Minimum Wage Regulations 2015, time spent travelling between work sites during the working day counts as working time and must be paid at least at National Minimum Wage. This is a common area of non-compliance in the cleaning industry. If a cleaner works at Site A from 6-8am and Site B from 9-11am, the travel time from A to B is working time. Only the initial journey from home to the first site and the final journey home are generally excluded.
What insurance does a cleaning company need?
At minimum: public liability insurance (£5-10 million is standard for commercial contracts), employer's liability insurance (legally required at £5 million minimum under the Employers' Liability (Compulsory Insurance) Act 1969), and contents/property insurance for damage to client property. Many commercial clients also require treatment risks insurance, fidelity guarantee insurance (covering employee theft), and professional indemnity insurance. Insurance certificates should be appended to or referenced in all service agreements.
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