Do Contractors Include Cleaning After a New Build?

What "Broom Clean" Actually Means

Most construction contracts specify that the contractor will deliver the property in "broom clean" condition. But what does this seemingly simple phrase actually mean?

Traditional Broom Clean Standards

In construction industry terms, "broom clean" typically means:

• Large debris removed: Lumber scraps, drywall pieces, packaging materials, and construction trash hauled away
• Floors swept: Loose dirt and debris swept up from hard surface floors
• Hazards eliminated: Nails, screws, sharp objects, and safety hazards removed
• Construction materials removed: Leftover building supplies and equipment taken off-site
• Basic surface wiping: Obvious dirt smudges and marks removed from major surfaces

What Broom Clean Does NOT Include

Critically, standard "broom clean" almost never includes:

• Fine dust removal: The ultra-fine drywall dust covering every surface
• Window cleaning: Beyond removing protective film or obvious smudges
• Cabinet cleaning: Inside drawers, cabinets, and closets
• Appliance detailing: Beyond removing packaging and protective film
• HVAC system cleaning: Ducts filled with construction dust
• Light fixture cleaning: Dust and debris inside light fixtures
• Grout haze removal: Residue left on tile after installation
• Paint drip cleanup: Small splatters and overspray
• Baseboard and trim detailing: Dust, caulk residue, and construction marks
• Deep floor cleaning: Beyond basic sweeping

The bottom line: A "broom clean" home is construction-complete and safe to walk through, but it's far from move-in ready by residential living standards.

What's Typically Included in Construction Contracts

Standard Builder Cleaning Obligations

Most production and custom home builders include:

1. Debris Removal

• All construction materials hauled away
• Dumpsters removed from site
• Yard cleared of construction equipment

2. Basic Surface Cleaning

• Floors swept (sometimes mopped)
• Obvious dust wiped from countertops
• Protective films removed from windows and appliances
• Visible construction marks addressed on major surfaces

3. Safety Compliance

• Removal of hazardous materials
• Disposal of construction chemicals and waste
• Site left in safe condition for occupancy

4. Builder-Caused Damage Repair

• Paint touch-ups
• Fixing scratches or damage from construction
• Ensuring all installations are properly finished

What's Usually NOT Included

Unless specifically negotiated and written into your contract:

• Post-construction deep cleaning: The comprehensive dust removal needed for comfortable living
• Window detailing: Inside and out, including tracks and frames
• Cabinet interior cleaning: Dust and construction residue inside all cabinetry
• Appliance commissioning cleaning: Beyond basic packaging removal
• HVAC system decontamination: Professional duct cleaning and filter replacement
• Detailed grout and tile finishing: Removing all haze and residue
• Carpet deep cleaning: Beyond basic vacuuming
• Detailed trim and baseboard cleaning: Removing all caulk residue, dust, and marks

Reading Your Construction Contract

Key Phrases to Look For

When reviewing your construction contract, pay close attention to these terms:

"Broom clean condition"

• As discussed, this is minimal cleaning
• Expect to need significant additional cleaning

"Final cleaning"

• Vague term that could mean anything
• Always get specifics in writing about what's included

"Move-in ready"

• Better than broom clean but still subjective
• Ask for detailed definition of what this includes

"Construction debris removed"

• Typically means large items only
• Does not address fine dust

"Final walkthrough cleaning"

• Usually light surface cleaning before showing the home
• Not comprehensive post-construction cleaning

Questions to Ask Before Signing

Protect yourself by asking these specific questions:

1. "What specific cleaning is included in your contract?"
   • Get a written list of what they will do
2. "Who performs your final cleaning – your crew or a professional cleaning company?"
   • In-house crews rarely have post-construction cleaning expertise
3. "Will the HVAC system be cleaned and all filters replaced?"
   • Critical for dust-free indoor air
4. "Are window interiors, tracks, and frames included?"
   • Often overlooked in standard cleaning
5. "Will cabinet and closet interiors be cleaned?"
   • Full of dust even if doors were taped shut
6. "Is grout haze removal included?"
   • Essential for tile installations
7. "What happens if cleaning isn't satisfactory at final walkthrough?"
   • Understand your recourse options
8. "Can I arrange my own professional post-construction cleaning before closing?"
   • Some builders prefer this and may offer an allowance

Builder vs. Homeowner Responsibilities

What Builders Are Responsible For

Regardless of contract language, builders are typically obligated to:

• Deliver a substantially complete home: All systems functional and properly installed
• Ensure safety: No construction hazards present
• Complete punch list items: Address defects and incomplete work
• Remove their materials: All construction debris and equipment
• Basic cleanliness: Meet local code requirements for occupancy

What Homeowners Should Plan to Handle

Smart homebuyers budget for:

• Professional post-construction cleaning: Budget $400-1,200 for thorough cleaning
• HVAC filter replacement: Often need upgrading beyond builder-grade filters
• Window professional detailing: If not included in builder cleaning
• Specialized surface care: For delicate materials requiring expert attention

Gray Areas That Cause Disputes

Common conflict points include:

• Definition of "clean": Builder's standard vs. homeowner expectations
• Paint overspray: Is it builder's responsibility or cosmetic?
• Dust in hidden areas: Behind appliances, in vents, inside cabinets
• Timeline for cleaning: Before closing or after?

Why Builders Don't Typically Do Final Cleaning

Liability and Warranty Concerns

Builders avoid deep cleaning because:

• Damage risk: Cleaning new finishes could void warranties
• Paint curing: Improper cleaning of fresh paint creates liability
• Specialized knowledge required: Construction cleaning is a distinct skill set
• Insurance implications: Cleaning activities may not be covered under builder's insurance

Specialization and Efficiency

Builders focus on building:

• Not their core competency: Construction cleaning requires different expertise
• Equipment investment: Would need HEPA vacuums and specialized tools
• Staff training: Construction crews aren't trained cleaners
• Time efficiency: Outsourcing is often faster

Timeline and Scheduling Pressures

Construction schedules affect cleaning:

• Closing deadlines: Pressure to finish construction, not perfect cleaning
• Trade coordination: Cleaning can't happen until all trades are done
• Quality vs. speed tradeoff: Thorough cleaning takes time builders often don't have

Custom Home vs. Production Builder Differences

Production Home Builders

Large production builders typically:

• Offer standard "broom clean" only
• Have established cleaning crews that do basic surface cleaning
• Rarely negotiate additional cleaning
• May offer cleaning allowance in some markets
• Focus on volume and timeline efficiency

Custom Home Builders

Custom builders may:

• Be more flexible about cleaning arrangements
• Sometimes include comprehensive cleaning in high-end builds
• More willing to negotiate cleaning services
• May work with preferred cleaning companies
• Often allow homeowner to arrange own professional cleaning before closing

Cost Considerations

If Builder Includes Cleaning

When builders do offer cleaning:

• Usually added to contract price: $500-1,500 typically
• Quality varies significantly: Often subcontracted to lowest bidder
• Limited recourse: If unsatisfactory, difficult to rectify at closing
• May not meet your standards: Builder-clean vs. residential-clean expectations differ

If You Arrange Your Own Cleaning

Hiring your own post-construction cleaner:

• Phoenix typical costs: $400-1,200 for 2,000-3,000 sq ft home
• You control quality: Choose a company with construction cleaning expertise
• Schedule flexibility: Can clean right before move-in
• Relationship directly with cleaner: Easier to address any issues
• Can request specific services: Customize to your needs

Budget Planning

For new construction, allocate:

• Basic post-construction cleaning: $400-800
• With HVAC duct cleaning: Add $300-600
• With carpet deep cleaning: Add $150-400
• With window professional detailing: Add $150-300
• Total realistic budget: $600-1,200 for comprehensive move-in ready cleaning

Phoenix-Specific Standards and Practices

Local Market Customs

In the Phoenix Metro area:

• Most production builders: Provide only broom clean
• Luxury builders ($750K+): More likely to include comprehensive cleaning
• Custom builds: Usually negotiable, often builder provides allowance
• Local code requirements: Meet minimum standards but not residential clean standards

Arizona Climate Considerations

Phoenix construction cleaning faces unique challenges:

• Desert dust: Combines with construction dust
• Hard water: Leaves mineral deposits that need specific removal
• Stucco construction: Creates exceptionally fine dust particles
• Year-round construction: No seasonal considerations

Common Phoenix Builder Practices

Local builders typically:

• Provide basic broom clean only
• Remove all construction debris
• Wipe down obvious dust from counters and fixtures
• Clean windows (basic, not detailed)
• Do NOT clean inside cabinets or HVAC systems
• Do NOT provide deep floor cleaning beyond sweeping

What Should Happen Before You Move In

Minimum Acceptable Standard

Before closing, your home should be:

1. Safe and hazard-free: No construction debris, sharp objects, or unsafe conditions
2. Systems functional: HVAC, plumbing, electrical all working properly
3. Surfaces wiped: Major surfaces free of heavy dust and construction marks
4. Trash removed: All construction waste hauled away
5. Protective materials removed: Films, tapes, and packaging gone

Ideal Move-In Ready Standard

For comfortable living, additionally include:

1. Deep cleaning throughout: Professional post-construction cleaning
2. HVAC system cleaned: Ducts cleaned, filters replaced
3. Windows detailed: Inside, outside, tracks, and frames
4. Cabinets cleaned: Interior and exterior of all cabinetry
5. Floors professionally cleaned: Appropriate method for each surface type
6. All surfaces dust-free: Including baseboards, trim, and ceilings

Negotiating Cleaning into Your Contract

Before You Sign

Best leverage for negotiation:

• Ask during initial discussions: Before contract is drafted
• Get specifics in writing: Detailed list of what cleaning includes
• Request cleaning allowance: If builder won't do it, ask for $500-1,000 credit
• Build relationship: Reasonable requests early in process often granted
• Market conditions matter: Buyer's markets offer more negotiating power

Contract Language to Request

If negotiating cleaning inclusion, request this language:

"Seller agrees to provide professional post-construction cleaning including but not limited to: complete HEPA vacuum cleaning of all surfaces including walls and ceilings; detailed cleaning of all windows, frames, and tracks; interior and exterior cleaning of all cabinets and closets; cleaning of all light fixtures; grout haze removal; HVAC filter replacement; professional floor cleaning appropriate to each surface type; and removal of all dust, construction residue, and debris. Home shall be delivered in move-in ready condition suitable for residential occupancy."

Alternative Approaches

If comprehensive cleaning isn't included:

• Cleaning allowance: Negotiate $500-1,000 credit at closing
• Extended possession: Ask for a few extra days before closing for professional cleaning
• Escrow holdback: Hold back portion of funds until satisfactory cleaning completed
• Professional inspection: Include cleaning standards in final walkthrough checklist

For Contractors: Best Practices

Communicate Clearly

Avoid disputes by:

• Defining terms: Explain what "broom clean" means in plain language
• Setting expectations early: Discuss cleaning at contract signing
• Providing written standards: Give clients list of what's included
• Offering alternatives: Suggest professional cleaning options or allowances

Consider Including Proper Cleaning

Forward-thinking builders:

• Partner with professional cleaners: Establish relationship with quality construction cleaning company
• Include in base price: Build comprehensive cleaning into contract price
• Differentiate your service: "Move-in ready" homes are a competitive advantage
• Reduce closing conflicts: Fewer disputes about cleanliness at final walkthrough
• Positive reviews: Buyers remember move-in ready homes favorably

Document Everything

Protect yourself by:

• Photo documenting: Take photos after your cleaning crew finishes
• Detailed walkthrough: Point out what cleaning was performed
• Written standards: Provide list of completed cleaning tasks
• Set realistic expectations: Don't overpromise cleaning standards

The Final Walkthrough

What to Check for Cleaning

During final walkthrough, inspect:

Surfaces:

• Countertops (run hand across to check for dust)
• Window sills and tracks
• Baseboards and trim
• Inside cabinets and drawers

Systems:

• Air vents (look for dust buildup)
• Light fixtures (check for debris inside)
• Appliances (interior and exterior)

Floors:

• Look for dust, debris, and construction marks
• Check corners and edges
• Inspect behind doors

Details:

• Grout haze on tile
• Paint drips or overspray
• Caulk residue
• Protective film remnants

Your Rights at Walkthrough

If cleaning is unsatisfactory:

• Document issues: Take photos of problem areas
• Request repairs: Get commitment for additional cleaning
• Timeline matters: Allow reasonable time for completion
• Delay closing if necessary: For significant cleaning deficiencies
• Negotiate solutions: Cleaning allowance as alternative

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