# Carpet cleaning prices: per room, per square foot, stairs, stains and commercial rates

> Carpet cleaning prices in 2026 run $147 to $288 for a typical home, with most jobs around $206, according to Thumbtack. Per room, the national averages are $130 for one room, $196 for three and $342 for six; per square foot, $0.53 to $0.98. Commercial carpet is priced per square foot on a maintenance schedule, with hot water extraction above encapsulation, and apartment turns are quoted as a flat price per unit.

Published 2026-10-28, updated 2026-10-29 by Broombook · Pricing and money · 11 min read  
Canonical page: https://broombook.com/guides/carpet-cleaning-prices

## Key takeaways

- Thumbtack’s 2026 averages: 1 room $130, 2 rooms $164, 3 rooms $196, 4 rooms $231, 5 rooms $279, 6 rooms $342; per square foot $0.53 to $0.98.
- Define a room in writing (for example up to 250 sq ft) and set a minimum ($120 to $150 or a two-room minimum) so small jobs pay for the drive and setup.
- Pros quoted by Thumbtack clean roughly 500 to 600 sq ft an hour in homes, and a truck mount 1,000 to 1,200 sq ft an hour with easy access, which is why truck-mount companies can charge less per room and still earn more.
- Stairs (a starting point we suggest is $3 to $5 a step or $40 to $75 a flight), pet treatment and protector are separate lines; they are where the margin lives.
- Commercial carpet is sold per square foot on a schedule; a common planning range is $0.15 to $0.40 for encapsulation and $0.25 to $0.60 for hot water extraction, with after-hours work and a minimum per visit.

## What are typical carpet cleaning prices in 2026?

A typical residential carpet cleaning job costs $147 to $288, and most people pay about $206, according to [Thumbtack’s carpet cleaning price data](https://www.thumbtack.com/p/carpet-cleaning-prices) (updated March 2026). The low-end average is $91, and large homes reach the high-end average of $474 or more.

The same data gives the per-room averages most companies quote against, and they are not linear: cleaning three rooms costs far less than three times one room, because setup, hose runs and the drive are paid once.

| Rooms | National average (Thumbtack, 2026) | Per room |
| --- | --- | --- |
| 1 | $130 | $130 |
| 2 | $164 | $82 |
| 3 | $196 | $65 |
| 4 | $231 | $58 |
| 5 | $279 | $56 |
| 6 | $342 | $57 |

Per square foot, Thumbtack puts residential work at $0.53 to $0.98. Companies also set minimums; the guide mentions a $250 minimum or a two-room minimum as examples. The Carpet and Rug Institute recommends a professional deep clean [every 12 to 18 months](https://carpet-rug.org/cleaning-and-maintenance/), which is the fact to put on your reminder emails: a one-time client should become a yearly one.

This guide is about the price sheet. For equipment, training and insurance, see [how to start a carpet cleaning business](https://broombook.com/guides/carpet-cleaning-business).

## Carpet cleaning prices per room or per square foot: which should you use?

Use per-room prices for homes and per-square-foot prices for commercial space, open-plan homes and anything you measure before you quote. Per room sells better by phone; per square foot protects you on big rooms.

### Per-room rules that stop arguments

- Define a room: up to 250 square feet is common. A 400-square-foot great room is two rooms.
- Say what counts as a room: hallways, walk-in closets and landings are usually half a room or a flat add-on.
- Publish the minimum: $120 to $150, or two rooms, whichever reads better in your market.
- Price the first room higher than the rest. Thumbtack’s averages show it: $130 for one room, then roughly $32 to $63 per extra room.

### Where the two methods cross

| Room size | At $0.55 per sq ft | At $0.85 per sq ft | Typical per-room price |
| --- | --- | --- | --- |
| Bedroom, 120 sq ft | $66 | $102 | $50 to $75 |
| Living room, 250 sq ft | $138 | $213 | $60 to $90 |
| Great room, 400 sq ft | $220 | $340 | Two rooms: $120 to $180 |

Per-room pricing undercharges big rooms and overcharges small ones. That is fine in a subdivision where every house has the same four rooms, and expensive in a neighborhood of open-plan homes. If your average job is three rooms and a hall, publish per-room prices with a 250-square-foot cap. If you clean a lot of open floor plans, measure and quote per square foot with a stated minimum.

## Does the cleaning method change the price?

The method changes your cost more than it changes what the client will pay. Thumbtack’s 2026 averages are close: dry (low-moisture) cleaning at $133 to $242 and steam (hot water extraction) at $137 to $248 for a typical job. What differs is your speed, your equipment and the result, so pick the method per job and price the time.

| Method | Best for | Productivity | Pricing note |
| --- | --- | --- | --- |
| Hot water extraction, portable | Homes, apartments, upper floors | Thumbtack’s pros: about 500 to 600 sq ft an hour for residential work (machine type not specified) | Your per-room price must cover the slowest method you use |
| Hot water extraction, truck mount | Whole homes, heavy soil, pet issues | Thumbtack’s pros: about 1,000 to 1,200 sq ft an hour with easy access and no stairs | Same price, half the labor; this is the truck-mount margin |
| Encapsulation (low moisture) | Commercial carpet, maintenance visits | Thumbtack’s pros: about 600 to 1,000 sq ft an hour for commercial work (method not specified) | Lower per-square-foot price, sold on a schedule |
| Bonnet | Interim commercial appearance cleaning | Fast, surface only | Cheapest per sq ft; not a restorative clean |

Carpet makers often require a specific method or certified cleaning solution to keep the warranty valid. The Carpet and Rug Institute runs the [Seal of Approval program](https://carpet-rug.org/cleaning-and-maintenance/) for solutions, extractors and service providers, and says SOA-certified cleaners are recommended and sometimes required by the manufacturer for warranty protection. Mentioning that on your quote is a differentiator the discount competitor cannot copy.

Never mix cleaning chemicals, and follow the product label for dilution and dwell time; a stronger mix is not a faster clean.

## How to price stairs, stain treatment and other add-ons

Price stairs per step or per flight, pet and stain treatment per area, and protector per room, and list each one on the quote. The base room price gets you the job; the add-ons are where a three-room job becomes a $350 ticket. The prices below are starting points we suggest, not survey data; check them against local competitors.

| Add-on | Suggested starting price | Why it is extra |
| --- | --- | --- |
| Stairs | $3 to $5 per step, or $40 to $75 per flight of 12 to 14 | Hand tool work, slow, hard on the back |
| Hallway or landing | $20 to $40 | Half-room pricing |
| Pre-treatment for heavy soil | $15 to $30 per room | Extra product and dwell time |
| Pet urine treatment | $25 to $60 per spot, or $50 to $100 per room | Enzyme product, subsurface work, no guarantee on padding |
| Spot and stain removal (specialty) | $10 to $30 per spot after a test | Some stains are permanent; say so in writing |
| Carpet protector | $20 to $40 per room | Product cost plus application |
| Deodorizer | $10 to $20 per room | Low cost, high perceived value |
| Furniture moving (heavy) | $20 to $50 per room, or excluded | Beds, dressers and bookcases take two people |
| Area rugs | $2 to $5 per sq ft on site; more off site | Fringe, dye bleed and backing risk |
| Upholstery | $80 to $150 per sofa, $40 to $70 per chair | Fiber tests, slow drying, separate tools |

Two rules make add-ons stick. First, quote them before you start, never on the way out. Second, offer the add-on as a package: “Three rooms plus stairs, protector on the living room, $299.” Clients buy packages faster than line items, and packages lift your average ticket without a price increase.

## Two worked residential quotes

These two quotes use hypothetical numbers to show the method: time the work, cost the drive, add overhead and profit, then check the result against the market averages above.

### Shared assumptions

- One technician at $24 an hour, portable hot water extraction unit.
- Vehicle cost at the IRS standard rate, [76 cents a mile for July to December 2026](https://www.irs.gov/tax-professionals/standard-mileage-rates).
- Chemicals about $4 per room. Overhead 25% of price, profit 20%, so direct costs are 55% of the price.

### Quote A: three bedrooms and a hall, light soil

- Rooms: 3 × 25 minutes plus hall 10 minutes = 85 minutes. Setup, pre-spray and pack-up: 35 minutes. Total 2 hours: $48 labor.
- 14 miles at $0.76: $11. Chemicals: $14. Direct cost: $73.
- Price: $73 ÷ 0.55 = $133. Round to **$139**: three rooms at $40 and the hall at $19, which is under Thumbtack’s $196 three-room average, so there is room to price at $159 to $179 and still be competitive.

### Quote B: four rooms, 14 stairs, two pet spots, protector in the living room

- Rooms: 4 × 25 minutes = 100 minutes. Stairs: 30 minutes. Pet treatment: 20 minutes. Protector: 10 minutes. Setup and pack-up: 40 minutes. Total 3 hours 20 minutes: $80 labor.
- 18 miles at $0.76: $14. Chemicals, enzyme and protector: $38. Direct cost: $132.
- Price: $132 ÷ 0.55 = $240. Presented as four rooms $199, stairs $55, pet treatment 2 × $30, protector $30: **$344**, which leaves a healthier margin than the raw math and still sits near Thumbtack’s $231 four-room average plus the add-ons the client asked for.

Notice that both quotes come in at or below the market average on the base rooms. That is the point of doing the math: you know how low you can go for a volume client, and you know that add-ons, not the room rate, carry the profit. The [profit calculator](https://broombook.com/tools/cleaning-business-profit-calculator) runs the same numbers for a full month of jobs.

## How do commercial carpet cleaning prices work?

Commercial carpet cleaning prices are quoted per square foot on a schedule. A common planning range is roughly $0.15 to $0.40 per square foot for encapsulation or bonnet maintenance and $0.25 to $0.60 for hot water extraction, with a minimum per visit of $150 to $300 and most work done after hours; check local bids before you rely on it. The buyer is a facility manager, property manager or office manager, and they compare per-square-foot numbers across bids.

### What drives the commercial number

- **Open floor versus cubicles.** Thumbtack’s pros put commercial work at 600 to 1,000 square feet an hour and a truck mount at 1,000 to 1,200 with easy access. Cubicle farms, chairs and cords cut that in half.
- **Frequency.** Quarterly encapsulation in high-traffic lanes with an annual extraction keeps the carpet looking clean for the least money. Price the program, not the visit.
- **Hours.** Nights and weekends are standard. Add 10% to 20% for work that must happen between 10 p.m. and 5 a.m., or on a holiday.
- **Access and parking.** Truck mounts need a hose path and a parking spot near a door. Upper floors without that are portable jobs at the slower rate.
- **Paperwork.** Certificate of insurance, W-9, vendor onboarding, and net-30 invoicing; see [office cleaning prices](https://broombook.com/guides/commercial-cleaning-prices) for how commercial buyers think about per-square-foot bids.

### A commercial example (hypothetical)

A 12,000-square-foot office, encapsulation quarterly in the 7,000 square feet of traffic lanes and open areas, hot water extraction once a year on the full 12,000. At $0.22 per square foot the quarterly visits are $1,540 each; at $0.35 the annual extraction is $4,200. The program is $10,360 a year, invoiced per visit. Quote it as an annual program with the per-visit prices shown, and include a spot-cleaning call-out rate ($95 minimum, for example) for spills between visits.

The [commercial cleaning calculator](https://broombook.com/tools/commercial-cleaning-calculator) helps you turn square footage and productivity rates into a per-visit price.

## Carpet cleaning prices for apartments and property managers

Carpet cleaning prices for apartments are quoted as a flat price per unit type; starting points we suggest are $75 to $150 for a vacant one-bedroom and $100 to $200 for a two-bedroom, with volume pricing for a property that sends you every turn. Vacant units are faster than occupied homes, so the per-room math works in your favor.

### Why apartment turns pay

- No furniture. A vacant 700-square-foot one-bedroom is 35 to 45 minutes with a portable.
- Clusters. Five units in one building on one day means one drive and one setup.
- Repeat. A 200-unit property turns a meaningful share of its units every year, and every turn needs carpet.

### A per-unit price card (starting points we suggest)

| Unit | Single unit | Volume (10+ turns a month) |
| --- | --- | --- |
| Studio or one-bedroom, vacant | $95 to $150 | $75 to $110 |
| Two-bedroom, vacant | $130 to $200 | $100 to $150 |
| Three-bedroom or townhome with stairs, vacant | $180 to $260 | $140 to $200 |
| Pet treatment per unit | $40 to $90 | $35 to $75 |
| Occupied unit (furniture in place) | Residential room rates | Residential room rates |

Property managers want three things in the agreement: a per-unit price list, a turnaround promise (within 48 hours of the work order is common), and an invoice that lists the unit number so accounting can match it to the turn. Many managers also expect you to carry the certificate of insurance and to note any carpet that is beyond cleaning so they can bill the deposit. The [apartment cleaning checklist](https://broombook.com/guides/apartment-cleaning-checklist) covers the rest of a turn if you also offer general cleaning.

## How to present carpet cleaning prices and raise them

Present carpet prices as a short price list with the room definition, the minimum and the add-on menu, send written quotes the same day, and raise prices once a year by a small amount rather than once every three years by a big one.

1. **Publish the rules with the price.** “Rooms up to 250 sq ft. Two-room minimum. Stairs, pet treatment and protector priced separately.” It stops the on-site argument.
2. **Offer three packages.** Basic (rooms only), Plus (rooms plus pre-treatment and deodorizer) and Pet (Plus with enzyme treatment). Most clients pick the middle one.
3. **Write what is not guaranteed.** Permanent stains, wicking on heavily soiled carpet, and padding odor.
4. **Put the 12-to-18-month reminder in the system.** A yearly text to past clients is the cheapest marketing you will ever do.
5. **Raise prices in January.** A $5 per room increase on a four-room average is 8% to 10% and almost never costs a client.

The [cleaning estimate template](https://broombook.com/tools/cleaning-estimate-template) gives you the quote format, and [quoting software](https://broombook.com/software/cleaning-quote-software) such as Broombook lets a client pick rooms and add-ons on your booking page, see the price, and book a slot, then sends the reminder and charges the saved card after the job. See [pricing](https://broombook.com/pricing) for the plans.

## Frequently asked questions

### How much should I charge for carpet cleaning per room?

National averages in Thumbtack’s 2026 data are $130 for one room, $164 for two, $196 for three and $231 for four, which works out to roughly $32 to $35 for each extra room after the first. Define a room (up to 250 sq ft is common), set a minimum, and price stairs and treatments separately.

### What is a fair carpet cleaning price per square foot?

Thumbtack puts residential carpet cleaning at $0.53 to $0.98 per square foot. Commercial work is lower because the areas are larger and the method is faster; a common planning range is about $0.15 to $0.40 for encapsulation and $0.25 to $0.60 for hot water extraction, with a minimum per visit.

### Should I charge a minimum for carpet cleaning?

Yes. A single room takes as long to drive to and set up for as four rooms. Thumbtack notes companies using a $250 minimum or a two-room minimum; $120 to $150 or two rooms is a common starting point for a new company.

### How much extra should stairs cost?

Stairs are hand-tool work, so price them separately; a starting point we suggest is $3 to $5 per step or $40 to $75 per flight of 12 to 14 steps. Landings count as a half room.

### How do I price carpet cleaning for apartments?

Quote a flat price per vacant unit type; as starting points, for example, $95 to $150 for a one-bedroom and $130 to $200 for a two-bedroom, with a volume discount (roughly 15% to 25% in our price card) for a property that sends you ten or more turns a month. Add a per-unit pet treatment price and promise a turnaround window.

### Is steam cleaning more expensive than dry carpet cleaning?

Not by much in what clients pay: Thumbtack’s 2026 averages are $137 to $248 for steam (hot water extraction) and $133 to $242 for dry cleaning. The difference is in your cost and speed, so choose the method by the job and price the time.

### How often should carpet be professionally cleaned?

The Carpet and Rug Institute recommends a professional deep clean every 12 to 18 months, and some manufacturers require it, with a certified method, to keep the warranty. Use that as the reason for your yearly reminder.

## Sources

- [Thumbtack: how much does carpet cleaning cost? (national price data, updated March 2026)](https://www.thumbtack.com/p/carpet-cleaning-prices)
- [Carpet and Rug Institute: cleaning and maintenance, Seal of Approval program](https://carpet-rug.org/cleaning-and-maintenance/)
- [IRS: standard mileage rates (76 cents per business mile, July to December 2026)](https://www.irs.gov/tax-professionals/standard-mileage-rates)

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Broombook is scheduling, online booking and crew software for residential cleaning businesses. More guides for cleaning business owners: https://broombook.com/guides