Question 1

Why do I need a dishonesty bond from my janitorial contractor?

Accepted Answer

Janitorial employees have unsupervised access to tenant spaces, often during off-hours when buildings are unoccupied. A dishonesty bond (also called a fidelity bond or employee theft bond) covers losses resulting from theft by the contractor's employees. Standard GL policies do not cover employee dishonesty, making this a separate and essential coverage requirement for any contractor with regular building access.

Question 2

What should I require for window washing on a multi-story building?

Accepted Answer

Window washing at height requires verification that the contractor's GL policy does not exclude work above a certain height or the use of swing stages, bosun chairs, or aerial lifts. Require WC classification under code 9015 (exterior building cleaning) rather than standard janitorial codes. For high-rise window washing, consider requiring $2M/$4M GL limits and an umbrella policy.

Question 3

How do I handle slip-and-fall claims related to janitorial work?

Accepted Answer

Slip-and-fall claims from wet floors or cleaning chemical residue are the most common janitorial liability claims. Require the cleaning contractor to use wet floor signs, maintain a written safety protocol, and carry GL coverage with adequate medical payments coverage ($10K minimum). When a claim occurs, document the incident immediately and tender the claim to the janitorial contractor's GL carrier under your additional insured endorsement.

Question 4

Should janitorial companies carry pollution liability?

Accepted Answer

For standard janitorial work using common cleaning products, pollution liability is not typically required. However, if the contractor performs biohazard cleanup, mold remediation, or uses industrial-strength chemicals, pollution liability of at least $500K is recommended. Standard GL policies exclude pollution events, so specialized cleaning operations require this additional coverage.

Question 5

Do janitorial & cleaning services in Texas need a license?

Accepted Answer

Licensing requirements for janitorial & cleaning services vary by municipality in Texas. Check with your local licensing board and always request proof of current licensure on the COI.

Question 6

What happens if my janitorial & cleaning services's insurance expires in Texas?

Accepted Answer

In Texas, you as the property manager could be held liable for injuries or damages caused by an uninsured janitorial & cleaning services on your property. Texas courts have consistently ruled that property owners have a duty to verify contractor insurance before allowing work to begin.

Coverage Type	Recommended Minimum	Notes
General Liability	$1,000,000 / $2,000,000	Standard $1M/$2M is adequate for most janitorial services. Window washing at heights or specialized cleaning (biohazard, post-construction) may require higher limits or specialty coverages.
Workers Compensation	Varies	Texas Labor Code § 406.002 makes WC purely voluntary for private employers. Non-subscriber employers cannot use the 'exclusive remedy' defense and face full tort liability. Some public construction contracts still require WC. Many property managers require WC or a non-subscriber affidavit.
Commercial General Liability	$1,000,000 / $2,000,000	Should include broad-form property damage coverage. Verify adequate medical payments coverage ($10K minimum) for slip-and-fall incidents.
Workers' Compensation	Statutory limits	Required for all janitorial companies with employees. Chemical exposure and repetitive motion injuries are common WC claims in this trade.
Employee Dishonesty / Fidelity Bond	$50,000 per occurrence	Covers theft by cleaning employees. Essential for any contractor with unsupervised access to tenant spaces. Some property owners require $100K or higher.
Commercial Auto	$1,000,000 combined single limit	Required if the janitorial company operates vehicles carrying supplies and equipment to your property.

Janitorial & Cleaning Services Insurance Requirements in Texas

Janitorial & Cleaning Services Insurance Requirements in Texas

Frequently Asked Questions

Track Janitorial & Cleaning Services COIs in Texas Automatically