If you’re a project manager, builder, or developer reading this, you already know how much hangs on handover day. A clean that’s late, patchy, or done by someone who’s never seen a tier 1 site can push your PC date, sour the client relationship, and cost you tens of thousands in liquidated damages. A clean that’s done properly is invisible, and that’s exactly why it matters.
This guide walks through what a builders clean actually is, what’s included, who books it, when it should happen, and how to tell a good contractor from a bad one before you sign the PO.
What is a builders clean?
A builders clean (also called a builder’s clean, post construction clean, or handover clean) is the deep cleaning that happens after construction is complete and before the client takes possession. It’s not a domestic clean. It’s not what your residential cleaner does. It’s a specialised service that removes the dust, paint splatter, silicone residue, plaster, adhesive, sticker glue, and rubbish that every building site generates, and brings the space to a state where the client can move in the day they’re handed the keys.
The work is staged. On most projects, a builders clean isn’t one visit, it’s three.
Stage 1: The rough clean
Done while trades are still on site, usually after first fix. The rough clean removes bulk rubbish, sweeps and vacuums excess dust, and clears walkways so the next trades can work safely. It’s not about making things shine, it’s about making the site workable.
Stage 2: The detail clean
Once second fix is done and silicone is in, the detail clean starts. This is where the heavy lifting happens: scraping paint off glass, removing silicone smears, polishing skirtings, detailing kitchens and bathrooms, and getting into every track, channel, and corner. On a multi residential, the detail clean can take a crew of 6 to 10 cleaners several days per floor.
Stage 3: The final clean (sometimes called the sparkle clean)
The day or two before handover. Final dust pass, window touch ups, mirrors, floors, and a full walkthrough against the QA checklist. By the time the client walks in, every surface looks brand new, because for them, it is.
What’s included on a proper builders clean?
The spec varies project to project, but a competent contractor’s standard scope covers:
- Dust removal from every horizontal surface, including high ledges, light fittings, and tops of cabinetry
- Internal windows, frames, and tracks
- External windows up to a reasonable height (high rise glazing is usually a separate window & facade clean)
- Kitchens: appliances inside and out, splashbacks, joinery, sinks
- Bathrooms: tiles, grout, showers, vanities, mirrors, toilets, exhaust fans
- Floors: vacuum, mop, polish; carpet rooms get a separate carpet clean
- Silicone scraping and clean down (the caulking itself is a separate trade)
- Tag and sticker removal from glass, appliances, and fittings
- Rubbish and debris removal, including responsible disposal
- Final QA walkthrough with the site supervisor
What’s not included in most builders clean scopes: the caulking itself, carpet cleaning beyond a vacuum, external high rise glazing, and any rectification work (paint touch ups, joinery repairs). These are all bookable as separate scopes.
Who books the builders clean, and when?
On most projects, the builder books and pays for the clean. On developer led jobs, the developer’s PM often manages it directly. Either way, the person making the call needs to lock the cleaner in at least three weeks before PC. Good contractors book out months ahead, especially through the November to March handover rush.
Booking late is the single biggest mistake we see. A team that’s free a week before PC is usually free for a reason.
What does a builders clean cost?
Pricing depends on five things:
- Floor area. Residential apartments are usually quoted per unit; commercial fitouts are quoted per square metre.
- Finish level. A luxury apartment with stone, brushed brass, and full height glazing takes longer than a standard build.
- Site condition. If trades have been rough on the build, the cleaner is doing rectification work disguised as cleaning, and pricing reflects it.
- Access. High rise, restricted hours, and tight loading dock windows all add cost.
- Scope inclusions. Adding caulking, carpet, window & facade, or site amenities to the same booking usually saves money compared to engaging separate contractors.
Anyone quoting you off floor area alone, without walking the site, is guessing.
How to spot a good builders clean contractor
The market is full of operators who started as residential cleaners and added “builders clean” to their website. The ones who can actually deliver on a tier 1 site look different. Before you sign anything, check:
- Public liability insurance, at least $20M. Anything less and your principal contractor’s insurer will refuse them on site.
- Workers comp for every crew member. Subcontractor labour without proper cover is your liability the moment something goes wrong.
- White cards and site inductions current. Non negotiable.
- Their own equipment. Pressure washers, EWPs (or rope access partners), industrial vacuums, scrubbers. If they’re hiring from Kennards on the day, they’re not set up for this work.
- Multi residential references. Ask for two builders they’ve worked with in the last six months. Call them.
- A documented QA process. They should show you a checklist, before/after photos, and a handover sign off from previous jobs.
Common questions
How long does a builders clean take?
A standard 2 bedroom apartment takes a crew of 2 around a full day for the detail clean plus a half day sparkle. A 24 unit residential build is usually 2 to 3 weeks end to end across all stages. Commercial fitouts move faster but depend heavily on finishes.
Can the builders clean and caulking be done together?
Yes, and they should be. Caulking should always finish before the sparkle clean so the cleaner can wipe down any silicone smears as part of the final detail. Booking both with one contractor saves coordination headaches.
What about display homes?
Display homes get the same standard as a residential handover, but on a recurring schedule, usually weekly or fortnightly, to keep them photo ready for every walkthrough. We cover this under our display home cleaning service.
The bottom line
A builders clean is the last impression your build leaves. Get it right and the client walks in, looks around, and signs off. Get it wrong and you’re chasing rectifications for weeks.
If you’re planning a handover in the next few months, we’d rather have a chat than a quote form. Get in touch and let’s talk about your project.
If the building is going to a body corporate, it is worth lining up the ongoing strata cleaning at the same time, so the common areas never sit between contractors after handover.
The Builders Clean team