Per Square Foot Pricing. After Hours Scheduling. Dry Before You Reopen.
Offices, medical suites, retail floors, churches, and multi tenant buildings across Jackson County. We quote by the square foot, so the number makes sense on a 900 square foot suite and on a 12,000 square foot floor.
Most commercial carpet does not fail from age. It fails because fine grit sits in the pile and works like sandpaper under thousands of footsteps a week.
That grit comes off the parking lot. Industry data puts up to 80 percent of building soil as tracked in from outside, and it walks off a shoe in three or four steps, roughly ten to twelve feet.
Look at your own entrance. Most Medford buildings have a three foot mat inside the door and nothing outside it. The other nine feet of soil lands on your carpet.
What fixes it
Ten to fifteen feet of walk off matting at every exterior entrance, inside and out, cleaned on the same schedule as the carpet around it. Dirt stopped at the door is dirt you never pay to remove.
We check matting on every site walk, tell you where it falls short, and we do not sell mats.
The Carpet and Rug Institute sets out commercial carpet care in five elements. In practice it runs as four tiers, and two belong to your team.
| Tier | What it is | Who does it | How often |
|---|---|---|---|
| 1. Prevention | Walk off matting, exterior sweeping | Your team | Ongoing |
| 2. Dry soil removal | Vacuuming traffic lanes and entries | Your janitorial | Daily to 3x weekly |
| 3. Interim cleaning | Encapsulation on traffic lanes | Us | Monthly to quarterly |
| 4. Restorative cleaning | Hot water extraction, full floor | Us | Annually to semi annually |
Most Medford businesses only call at tier four, and only when the carpet already looks bad. By then grit has been cutting fiber for weeks and part of that damage is permanent.
Running tiers one and two properly means you need tier four less often. That is where the budget saving actually is.
| Encapsulation | Hot water extraction | |
|---|---|---|
| Dry time | About 1 hour | 2 to 4 hours |
| Moisture | Low | Standard |
| Purpose | Interim maintenance | Restorative deep clean |
| Frequency | Monthly to quarterly | Annual to semi annual |
| Cost per sq ft | Lower | Higher |
| Best for | Traffic lanes, open businesses, glue down | Heavy soil, smoke, end of tenancy |
| Not for | Heavy soil, spills into the backing | Floors that reopen within the hour |
Encapsulation applies a polymer that crystallizes around soil. The next vacuum pass lifts the crystals out. Quiet equipment, no hose through your doorway, and the floor is walkable before you lock up.
Hot water extraction flushes soil out of the pile with heat, chemistry, and suction. This is the reset, and it is what manufacturer warranties are written around.
Bonnet cleaning is worth naming because you will be offered it. A rotating pad on the surface only. It looks fine for a day, leaves embedded soil behind, and used repeatedly it drives soil deeper. We do not use it.
Most commercial carpet is glued straight to the slab with no pad. That changes the moisture rules.
Without a pad to buffer, water reaches the adhesive. The result is bubbling, edge lift, or delamination, and it usually appears days after the crew leaves. We meter moisture on glue down work and adjust pressure and pass count instead of running residential wand technique on a commercial floor.
Fiber matters too. Most commercial broadloom and carpet tile is solution dyed nylon in level loop or multi level loop construction, which handles heat and agitation well. Olefin and polypropylene, common in budget installs and some apartment common areas, do not. Wrong chemistry on olefin means permanent texture change.
Carpet tile gives you one advantage worth using. Damaged tiles swap out individually. Modular systems from Interface, Shaw Contract, and Mohawk Group are common in Medford office space, and most buildings have attic stock sitting in a closet. Tell us at the site walk and we will flag tiles worth replacing rather than cleaning.
Site walk → Written quote → Scheduled → Cleaned → Walkthrough → Invoice
We measure, look at matting and traffic patterns, identify fiber and installation type, and note anything that will not fully clean.
Per square foot, by area, with method specified. It does not change afterward.
Around your hours, with confirmation before you commit.
Pre vacuum, pre spray with real dwell, then encapsulation or extraction. Fans as standard.
With you or your facility contact before we leave. Anything short gets a second pass on the spot.
Itemized by area, square footage, method, and chemistry, with your PO number carried through.
Commercial work is priced per square foot, not per room. Published 2026 rates run $0.15 to $0.35 per square foot, with low moisture at the lower end and full extraction at the upper end.
| Space | Approximate area | Typical range |
|---|---|---|
| Small office suite | 1,000 sq ft | $150 to $350 |
| Medical or dental practice | 2,000 sq ft | $300 to $700 |
| Retail floor | 4,000 sq ft | $600 to $1,400 |
| Full office floor | 10,000 sq ft | $1,500 to $3,500 |
Rates drop as area increases. Recurring accounts price lower than one time calls, because the soil load never gets out of control.
Need a number for your building? Book a free site walk and get a written square foot quote before any work is scheduled.
Commercial work sits alongside our home and rug cleaning. Start from our Medford carpet cleaning home page to see everything we offer across Jackson County.
Around patient hours. Equipment cleaned between healthcare sites. Invoices list areas and chemistry for facility maintenance records.
Law firms, accounting practices, and insurance agencies along the Crater Lake Highway corridor, N Riverside Avenue, and downtown near the Craterian.
Barnett Road, Stewart Avenue, and the Rogue Valley Mall area. Encapsulation overnight so the floor opens dry.
Lobby and teller line carpet takes concentrated traffic in a small footprint. Usually quarterly.
Weekday cleaning for churches, breaks and weekends for schools and daycares. All need low residue chemistry and fast drying.
High moisture, high traffic, and odor that needs chemistry rather than fragrance.
Common areas and corridors, scheduled around meal service and activity hours.
Corridors, lobbies, and stairwells on a recurring schedule, with one invoice per property.
One invoice format across a portfolio. Written condition assessments for tenancy transitions. If carpet has reached the end of its life we put that in writing, which protects your position if a replacement charge is disputed.
Ashland’s festival season fills the valley’s rental stock. Encapsulation turns a unit around in an afternoon.
Finished and out before your first staff member arrives.
We start when your last customer leaves. With encapsulation the floor is dry before you lock up.
For offices closed Friday through Sunday, a full restorative clean with two days of drying built in.
Tell us the constraint at the first call. Clinic hours, trading hours, an inspection date, a lease handover. We confirm whether we can hit it before you commit.
Every commercial account needs this and most cleaners make you chase it.
If procurement needs something else, ask. Better sorted in week one than holding up your accounts payable later.
About one hour before normal foot traffic. Extraction takes 2 to 4 hours with fans running.
With encapsulation, usually yes. Equipment is quiet and there is no hose through your doorway. Extraction is better done outside business hours.
Traffic lanes and entries monthly to quarterly. Full restorative extraction annually or semi annually. Reception and retail sit at the short end, private offices at the long end.
Yes, and the certificate goes out before the first visit without being asked.
No. Commercial warranties generally require documented professional cleaning on a schedule. Using an unapproved method is what puts coverage at risk. We use CRI Seal of Approval equipment and give you a dated invoice for the file.
Yes. Property managers across Jackson and Josephine County run portfolios with us on one schedule and one invoice format.
Yes. Written area by area assessment before we start, and post clean findings after.
Commercial HVAC pulls a lot of outside air, so office carpet picks up smoke particulate faster than a closed up house. It needs an alkaline pre spray with proper dwell, not a maintenance pass. Book at the end of smoke season, before the heating comes on.
Yes, working within the moisture limits glue down installation requires.
Same day and next day openings most weeks. You get the price before we start and it does not move.
Serving Medford, Central Point, Jacksonville, Phoenix, Talent, Ashland, White City, Eagle Point, Gold Hill, Rogue River, Shady Cove, and Jackson County.