Janitorial Services Insurance

CSP Insurance Services was founded in 1939, when Clifford Cormell joined Earnest Streett to sell insurance in Florence. More than 80 years later, we still answer the phone ourselves. No call centers, no chatbots — just a local team that knows your name and your policy.

We compare several carriers to find a policy that fits you, not one company's products.

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80+ years local experience

Hospital bills, treatment, and prescriptions for a work-related injury or illness.

Medical expenses

Claims history

A single slip-and-fall at a client's office can cost a janitorial company tens of thousands of dollars. A stolen laptop from a building you clean can trigger a lawsuit. An employee who throws out their back mopping a warehouse floor needs medical care, and South Carolina law says you're on the hook for it. These aren't hypothetical scenarios: they happen to cleaning businesses across the Palmetto State every week.


Insurance for janitorial services isn't a luxury or a box to check. It's the difference between surviving a bad month and closing your doors. The challenge is that cleaning companies face a unique mix of risks: you're working inside other people's buildings, handling chemicals, transporting equipment, and often operating after hours with minimal supervision. A standard business policy won't cover all of that. This guide walks through the specific coverage types that janitorial companies need, from general liability and workers' comp to commercial auto, equipment protection, and industry-specific policies like janitorial bonds and lost key coverage. Whether you're running a two-person crew in Florence or managing a 30-employee operation serving Myrtle Beach hotels, the right insurance package looks different for every cleaning business, and getting it wrong can be expensive.

Why Janitorial Services Need Specialized Business Insurance

Most small business owners think of insurance as a generic product: buy a policy, get covered. Cleaning companies don't have that luxury. Your crew enters dozens of private and commercial spaces each week, and every one of those locations represents a potential liability event. You might accidentally damage a client's hardwood floors with the wrong cleaning solution, or a team member could knock over expensive equipment in a medical office.


The janitorial industry also carries higher-than-average workers' comp risk. Employees regularly handle chemical cleaners, operate on wet surfaces, and perform repetitive motions that lead to musculoskeletal injuries. South Carolina requires workers' compensation for businesses with four or more employees, and the penalties for non-compliance include fines and even criminal charges.


There's also the trust factor. Many janitorial contracts, especially with property managers and commercial tenants, require proof of specific insurance coverage before you can even bid on a job. Without a certificate of insurance showing adequate limits, you're locked out of the most profitable accounts. The cleaning industry continues to grow in 2026, and competition for commercial contracts is fierce. Having the right insurance isn't just protection: it's a business development tool.

Your CSP agent

Lawson Walker, CIC

Insurance Sales

CSP Insurance Services is a fully licensed independent insurance agency serving individuals, families, and businesses across South Carolina.

From our home in Florence, we proudly serve clients in Florence, Myrtle Beach, Rock Hill, Columbia, and communities throughout South Carolina. As an independent Trusted Choice agency, our team works with a wide range of top-rated carriers to provide personal and commercial coverage — home, auto, business, life, and more — tailored to the real needs of the people and businesses we protect.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Feature Admitted (Standard) Carriers Non-Admitted (E&S) Carriers
State regulation Fully regulated; rates filed with state Exempt from rate filing; flexible pricing
Guaranty fund protection Yes: state fund covers claims if carrier fails No: no guaranty fund backstop
Policy forms Standardized (ISO forms common) Manuscript or custom forms
Risk appetite Prefers low-to-moderate risk Accepts high-risk and unusual exposures
Premium cost Generally lower Typically 20-75% higher
Surplus lines tax Not applicable Buyer pays state surplus lines tax (varies 2-5%)
Speed of placement Standard timelines Can be faster or slower depending on complexity

Businesses increasingly rely on portable tech: laptops, tablets, external drives, and mobile servers. A computer equipment floater covers these items when employees take them off-site, whether that's a sales rep carrying a laptop to a client meeting in Columbia or a nonprofit transporting presentation equipment to a fundraiser. Some policies even cover the cost of data restoration, which can be more expensive than the hardware itself.

Core Coverage: General Liability and Workers' Compensation

These two policies form the foundation of any janitorial insurance program. Skip either one, and you're operating with a massive blind spot.

General Liability for Third-Party Property Damage and Injuries

General liability (GL) covers claims when your business causes injury or property damage to someone who isn't your employee. A visitor trips over your vacuum cord in a lobby. Your cleaning solution stains a client's carpet. A bucket of mop water leaks through a ceiling tile and damages computers on the floor below. All of these fall under GL.


For small cleaning businesses, median monthly GL premiums typically run between $42 and $50, though your actual cost depends on revenue, number of employees, and the types of facilities you service. Cleaning medical offices or industrial sites will cost more than residential work because the risk profile is higher. Most commercial clients in South Carolina will want to see at least $1 million per occurrence and $2 million aggregate on your GL policy before signing a contract.

Workers' Comp for Employee Workplace Injuries

South Carolina's Workers' Compensation Act kicks in at four employees, but even if you're below that threshold, carrying workers' comp is smart business. Cleaning work is physical, and injuries are common: slips on wet tile, chemical burns from mixing products incorrectly, back strains from lifting heavy equipment.


Without workers' comp, you're personally liable for an injured employee's medical bills and lost wages. A single serious back injury can easily run $50,000 or more. Workers' comp premiums for janitorial businesses are based on your payroll and your experience modification rate, which tracks your claims history. A clean record means lower premiums over time. South Carolina's classification code for janitorial work carries moderate rates compared to construction or roofing, but it's still a meaningful expense you need to budget for.

Commercial Auto and Inland Marine Insurance

Your vehicles and portable equipment travel with you to every job site, and they face risks that your general liability policy won't cover.

Insuring Your Cleaning Vans and Transport Vehicles

If your business owns or leases vehicles, South Carolina requires commercial auto insurance with minimum liability limits of 25/50/25: that's $25,000 per person for bodily injury, $50,000 per accident, and $25,000 for property damage. Those state minimums are a floor, not a recommendation. Most janitorial companies should carry at least $100,000/$300,000/$100,000 to avoid being underinsured in a serious accident.


Your personal auto policy won't cover a vehicle used for business purposes. If an employee rear-ends someone while driving a company van loaded with cleaning supplies between job sites in Columbia, your personal insurer will deny the claim. Commercial auto policies also cover hired and non-owned vehicles, which matters if employees occasionally use their own cars for work errands.

Inland Marine: Protecting Portable Equipment and Supplies

The name is confusing, but inland marine insurance has nothing to do with boats. It covers property that moves between locations: floor buffers, carpet extractors, pressure washers, and other expensive equipment your crews haul from site to site. A standard commercial property policy typically only covers items at your listed business address. If a $3,000 carpet extractor gets stolen out of your van overnight, you need inland marine coverage to get reimbursed.


This coverage is particularly important for janitorial companies with specialized equipment like industrial-grade vacuum systems or electrostatic sprayers. Premiums are usually reasonable relative to the value of what you're protecting, often just a few hundred dollars annually for $10,000-$25,000 in equipment coverage.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Feature Admitted (Standard) Carriers Non-Admitted (E&S) Carriers
State regulation Fully regulated; rates filed with state Exempt from rate filing; flexible pricing
Guaranty fund protection Yes: state fund covers claims if carrier fails No: no guaranty fund backstop
Policy forms Standardized (ISO forms common) Manuscript or custom forms
Risk appetite Prefers low-to-moderate risk Accepts high-risk and unusual exposures
Premium cost Generally lower Typically 20-75% higher
Surplus lines tax Not applicable Buyer pays state surplus lines tax (varies 2-5%)
Speed of placement Standard timelines Can be faster or slower depending on complexity

Industry-Specific Add-ons: Janitorial Bonds and Lost Key Coverage

These are the policies that separate a generic business insurance package from one actually built for cleaning companies.

Janitorial Surety Bonds for Employee Dishonesty

A janitorial bond, sometimes called a dishonesty bond or fidelity bond, protects your clients if one of your employees steals from their property. This is different from general liability: GL covers accidents, while a janitorial bond covers intentional acts by your team members.


Many commercial clients, especially banks, law firms, and medical practices, require a janitorial bond before they'll hire your company. Bond amounts typically range from $5,000 to $25,000, though some high-security accounts may require more. The cost is modest: usually $100-$300 per year for a standard bond. Having one in place signals professionalism and gives clients peace of mind, which can be the deciding factor when you're competing for a contract against another cleaning company in Rock Hill or Myrtle Beach.

Lost Key and Lock Replacement Reimbursement

Your employees carry keys, access cards, and security codes for client buildings. Lose a key to a commercial property, and you could be on the hook for rekeying the entire building, which can cost thousands of dollars depending on the size of the facility. Lost key coverage reimburses you for those costs.


This is one of those policies that seems unnecessary until you need it. A single lost master key to a multi-tenant office building could generate a $5,000-$10,000 rekeying bill. The coverage typically costs less than $200 per year and can be added as an endorsement to your general liability policy. For any cleaning company that holds keys to client properties, it's a no-brainer.

Specialty Lines: Flood, Earthquake, and Valuable Items

Flood insurance is a separate policy, typically written through FEMA's National Flood Insurance Program or a private carrier. If your home sits in a designated flood zone anywhere along the SC coast or near inland rivers, your mortgage lender will require it. But even homes outside mapped flood zones can flood: roughly 25% of flood claims come from properties in low-to-moderate risk areas.


Earthquake coverage is less common in South Carolina, but the state sits near the Charleston fault zone, which produced a magnitude 7.3 quake in 1886. A rider or standalone earthquake policy is worth considering if you're in the Lowcountry.


Scheduled personal property endorsements cover high-value items like jewelry, art, firearms, or musical instruments that exceed standard policy sub-limits. Most homeowners policies cap jewelry coverage at $1,500-$2,500 per item. If your engagement ring is worth $8,000, you need a scheduled endorsement or inland marine floater to cover the difference.

Comparison: Standard vs. Enhanced Janitorial Coverage

Here's how a basic insurance package stacks up against a more complete program designed for established cleaning companies:

Coverage Feature Standard Package Enhanced Package
General Liability $1M/$2M limits $1M/$2M with umbrella option
Workers' Compensation State minimum State minimum + employer's liability
Commercial Auto 25/50/25 state minimum 100/300/100 with hired & non-owned
Inland Marine Not included Up to $25,000 equipment coverage
Janitorial Bond Not included $10,000-$25,000 bond
Lost Key Coverage Not included Included as GL endorsement
Professional Liability Not included Optional add-on
Pollution Liability Not included Available for chemical exposure claims

The standard package works for a solo operator or very small crew doing basic residential cleaning. Once you're servicing commercial accounts, managing employees, and transporting equipment, you need the enhanced version. An independent agency like CSP Insurance Services can compare quotes from multiple carriers to build a package that fits your specific operation, rather than forcing you into a one-size-fits-all product from a single insurer.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Feature Admitted (Standard) Carriers Non-Admitted (E&S) Carriers
State regulation Fully regulated; rates filed with state Exempt from rate filing; flexible pricing
Guaranty fund protection Yes: state fund covers claims if carrier fails No: no guaranty fund backstop
Policy forms Standardized (ISO forms common) Manuscript or custom forms
Risk appetite Prefers low-to-moderate risk Accepts high-risk and unusual exposures
Premium cost Generally lower Typically 20-75% higher
Surplus lines tax Not applicable Buyer pays state surplus lines tax (varies 2-5%)
Speed of placement Standard timelines Can be faster or slower depending on complexity

Common Questions About Cleaning Business Insurance

How much does janitorial insurance cost per month? It depends on your size and services, but most small cleaning businesses pay $42-$50 monthly for general liability alone. Add workers' comp, commercial auto, and add-ons, and you're looking at $300-$600 per month for a complete package.


Does South Carolina require cleaning businesses to carry insurance? South Carolina requires workers' comp for businesses with four or more employees and auto liability for business vehicles. General liability isn't legally required, but most commercial clients won't hire you without it.


What's the difference between a janitorial bond and general liability? General liability covers accidental damage and injuries. A janitorial bond covers theft or dishonesty by your employees. They protect against different risks, and most comprehensive janitorial insurance programs include both.


Do I need commercial auto if employees use their own cars? Yes. A hired and non-owned auto endorsement covers liability when employees drive personal vehicles for work purposes. Their personal auto policy likely excludes business use.


Can green cleaning certifications affect my insurance rates? They can. Companies with recognized green cleaning certifications may qualify for lower premiums because they use fewer hazardous chemicals, reducing pollution liability and workers' comp claims.


What happens if I clean a client's building and someone gets hurt after hours? Your general liability policy covers third-party injuries caused by your work, even if the injury happens after you've left. If someone slips on a freshly mopped floor you didn't mark with a wet floor sign, that's your claim.

Specialty Lines: Flood, Earthquake, and Valuable Items

Flood insurance is a separate policy, typically written through FEMA's National Flood Insurance Program or a private carrier. If your home sits in a designated flood zone anywhere along the SC coast or near inland rivers, your mortgage lender will require it. But even homes outside mapped flood zones can flood: roughly 25% of flood claims come from properties in low-to-moderate risk areas.


Earthquake coverage is less common in South Carolina, but the state sits near the Charleston fault zone, which produced a magnitude 7.3 quake in 1886. A rider or standalone earthquake policy is worth considering if you're in the Lowcountry.


Scheduled personal property endorsements cover high-value items like jewelry, art, firearms, or musical instruments that exceed standard policy sub-limits. Most homeowners policies cap jewelry coverage at $1,500-$2,500 per item. If your engagement ring is worth $8,000, you need a scheduled endorsement or inland marine floater to cover the difference.

Making the Right Choice for Your Cleaning Company

The right insurance program for a janitorial business isn't about buying the cheapest policy you can find. It's about matching your coverage to the actual risks your company faces every day. A two-person residential crew in Florence has very different needs than a 20-employee commercial operation cleaning office buildings across Columbia and Rock Hill.


Start with the essentials: general liability and workers' comp. Then layer on commercial auto if you own vehicles, inland marine for portable equipment, and industry-specific policies like janitorial bonds and lost key coverage as your client base demands them. Review your policies annually, because your coverage needs change as you grow.


If you're unsure where gaps exist in your current coverage, or you're starting a cleaning business and need to build a policy from scratch, working with an independent agency gives you access to multiple carriers and objective advice. CSP Insurance Services has been helping South Carolina businesses find the right fit since 1939, and their team can walk you through options without the pressure of a single-carrier sales pitch. Request a quote to get a personalized coverage recommendation for your janitorial company.

About the author

Lawson Walker, CIC

I'm proud to be part of an agency that's served Florence since 1939. CSP Insurance Services started as Cormell-Streett & Patterson, built by people who believed insurance should be personal — and more than eight decades later, that conviction still drives everything we do. Commitment, Service, Protection isn't just what CSP stands for; it's how I approach every client relationship.


As an independent, Trusted Choice agency, we aren't tied to any single carrier. That means I work for you — shopping multiple companies to match you with coverage that actually fits your family, your business, and your budget. No call centers, no chatbots. Just a local expert who takes the time to understand what matters to you and stands by you when it counts.


Whether you're protecting your home, your car, or a business you've spent years building, I'd be glad to help you find the right coverage.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Meet Richard

Most Requested

Core business coverage.

The policies most South Carolina businesses start with.

Commercial Property

Protect the building, equipment, and inventory your business runs on, so a covered fire, theft, or storm doesn’t become a closed door.

Workers Compensation

Required for most South Carolina employers with staff. It covers medical bills and lost wages when an employee is hurt on the job.

Commercial Auto

Cars, trucks, and fleets used for work need more than a personal policy. This handles liability, damage, and your drivers.

General Liability

Accidents happen on the job and on your property. General liability covers third-party injury and property damage claims against your business.

Inland Marine

Tools, equipment, and goods on the move aren’t covered by standard property policies. Inland marine protects them wherever they travel.

Business Owners (BOP)

A business owners policy bundles property and liability coverage into one package, often at a better price for small businesses.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

Personal Insurance

Coverage for your home, vehicles, and family.

Protect what matters most with personal policies shopped across our carriers.

Home

Your house is likely your largest investment. Home insurance helps rebuild after covered damage and protects you from liability.

Auto

South Carolina drivers need real protection. Auto coverage handles liability, collision, medical costs, and uninsured drivers.

Umbrella

When a serious claim climbs past your home or auto limits, umbrella coverage adds an extra layer of liability protection.

Boat

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

Condo

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

Get a Quote

Boat

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Condo

Get a Quote

Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

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Industries We Serve

Specialized coverage for your industry.

Every industry carries its own risk. We help South Carolina businesses protect what they've built.

Restaurants

Kitchens, customers, and staff create daily exposure. We protect your property, equipment, liquor liability, and employees.

Manufacturers

From equipment breakdown to product liability, manufacturers face risk on the floor and beyond. We help cover property, machinery, and goods.

Healthcare Providers

Practices and clinics carry patient, property, and professional risk. We help cover liability, equipment, and the people who run your practice.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Commercial Property

Protect the building, equipment, and inventory your business runs on, so a covered fire, theft, or storm doesn’t become a closed door.

Meet Richard View all business coverage Get a Quote

Commercial Auto

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Cars, trucks, and fleets used for work need more than a personal policy. This handles liability, damage, and your drivers.

How It Works

Getting covered is simple.

Four steps, one real person from start to finish.

Tell us about you

Share a few details about what you need to protect. A real person reviews it.

We compare carriers

We shop options across our carriers to find strong protection at a fair price.

We recommend coverage

We walk you through the policy in plain language and answer every question.

You get covered

Sign with confidence — and we stay on for changes, claims, and yearly reviews.

We compare several carriers to find a policy that fits you, not one company's products.

Multi-carrier choice

Claims advocacy

When a claim happens, we stand in your corner and help move it forward with your carrier.

Local SC roots

We live and work in Florence and understand the risks your community faces because we face them too.

Client Reviews

Why clients choose CSP.

Independent advice, real people, and decades of local roots.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

Get a Quote

Boat

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Condo

Get a Quote

Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

Get a Quote

FAQs

Questions, answered.

Straight answers about working with an independent agency.

  • What does an independent insurance agency do?

    An independent agency represents several carriers instead of one. We compare coverage and pricing across companies, then recommend the policy that fits you best.

  • Do you cover both personal and business insurance?

    Yes. CSP writes personal lines like home and auto, and commercial lines for businesses across South Carolina.

  • How long has CSP been in business?

    CSP traces its roots to 1939, with more than 80 years serving South Carolina families and businesses.

  • Will I work with a real person?

    Always. No call centers and no chatbots — you work with a local team member who knows your account.

  • Which areas do you serve?

    We’re based in Florence and serve clients statewide, including Myrtle Beach, Rock Hill, and Columbia.

  • How do I get a quote?

    Request a quote online, call us, or stop by the office. A real person will review your needs and follow up.

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Insurance tips & updates.

Plain-language guidance to help you make confident decisions.

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We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

Get a Quote

Boat

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Condo

Get a Quote

Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

Get a Quote

Get a Quote

Let's find your coverage.

Tell us a little about what you need to protect. A real person from our Florence team will review it and follow up.

2420 Hoffmeyer Road, Suite D
Florence, SC 29501

Mon–Fri 8:30am – 5:00pm