Your Handy Guide To Carpet Cleaning & Spotting

Commercial contract cleaners need to ensure that no matter what facility whether it be hospitality, gym, office or any small business, it is important to choose the most versatile but powerful commercial cleaning equipment and cleaning chemicals.

Carpet stains and damage can be very costly to repair and replace and as a facility manager or business owner, it is important to ensure that your facility is well cared for and appealing in appearance for patrons. One of the best ways to ensure this is including commercial contract cleaning companies to do a thorough carpet clean regularly.

Before you decide what carpet cleaner and dilution rate you need, it is important that you consider the carpet and fabric type which will, in turn, reveal what chemical is compatible and how to properly care for your carpet without damaging its integrity.

Carpet & Fabric Types:

Characteristics Burn Test Stain Resistance Chemical Compatibility Cleaning Notes

Old Nylons

A resilient acid dyed fibre Sealing wax odour. Dark hard bead ash Susceptible to red beverage and food stains All Cleanmax carpet care products are safe

5th & 6th Generation

A resilient acid dyed fibre which releases soils easily Sealing wax odour. Dark hard bead ash Excellent stain resistance Cationic chemistry (e.g. many antibacterial products) and solutions with pH over 10 will damage stain-resistant treatment Maintain Cleaning Solution Below 10


A strong solution-dyed fibre Asphalt odour, dark, hard bead, ash Excellent stain resistance All Cleanmax carpet care products are safe for use Pre-vacuum well tor prevents wicking. Use emulsifier

And Corterra

A recycled PET fibre with a good hand Pungent odour. Dark, hard bead ash. Excellent stain resistance All Cleanmax carpet care products are safe for use
Wool A resilient fibre with an excellent hand. Non-flammable Burnt hair odour. Brown crumbly ash Readily accepts stain, but hides dirt well Avoid the use of strongly alkaline and enzyme chemistry. Alkaline solutions up to 10 acceptable if weakly buffered Pre-vacuum well to prevent wicking. Use acid rinse or emulsifier
Cotton A cellulose fibre with poor resiliency. Very absorbent Burning string odour. Black crumbly ash Readily accepts stains Avoid the use of chemistry over 7.5. Best cleaned with a mild acid Use low moisture, fast-drying method


Carpet Cleaning Procedures

When cleaning your carpets, it is important to understand the easiest and most efficient ways to clean to save you time and money.

  • Vacuum -> Pre-Spray Entire Area -> Agitate & Allow Dwell Time -> Extract & Rinse -> Dry & Rake
  • Vacuum -> Pre-Spray Only Traffic Area -> Agitate & Allow Dwell Time -> Extract & Rinse -> Dry & Rake
  • Vacuum -> Extract & Rinse -> Dry & Rake
  • Vacuum -> Pre-Spray Entire Area -> Agitate & Allow Dwell Time -> Extract & Rinse -> Dry & Rake






Nylon Polyprop Wool Cotton Notes  
Pre-Spray / Lane Cleaners      


Cleanmax Maxispray Plus

Code: 170726

1:32 9.8 Excellent all-rounder Rinse extract with Maxi Rinse when cleaning wool
Cleanmax Maxispray Ultimate

Code: 170765

1:54 9.8 Excellent all-rounder

Rinse extract with Maxi Rinse when cleaning wool

Cleanmax Performance Plus

Code: 170797

1:32 7.5 Excellent all-rounder Wool safe formulation
Cleanmax Maxiburst

Code: 170795

1:64 11.5 * For greasy restaurants & severe soil build-up

* Is not suitable for Stain Resistant nylon

Cleanmax Encap Fine Fabric

Code: 170864



          *                 *

Especially for fine fabrics

Ideal for decorator area rugs and delicate upholstery


In-Tank Emulsifiers

Cleanmax Maxi Extract

Code: 170767

1:300 to 1:400 9.5 * Liquid Product – ideal for portable extractors

*  Use at 1:300 for single-step cleaning. Use at 1:600 for wool and two-step cleaning

Cleanmax Extractor Power

Code: 170799

1:600 to 1:1000 9.9 * Powder Product – ideal for portable extractors

*    Use at 1:600 for single-step cleaning. Use at 1:1000 for wool and two-step cleaning

Cleanmax Maxi Rinse

Code: 170728

1:100 to 1:300 4.0 Neutralizing rinse with the serious cleaning action Essential when cleaning wool and delicate fibres but also produces great results on synthetics.
Low Moisture & ENCAP Cleaning              


Cleanmax Encappa Maxi

Code: 170732


1:32 7.8 Excellent all-rounder

Also ideal for bonnet cleaning

Cleanmax Encappa Ultimate

Code: 170945

1:32 7.8 Excellent cleaning power

Double strength formula with brilliant embrittlement

Cleanmax Encap Fine Fabric

Code: 170864


1: 16 6     Especially for fine fabrics

Powerful encapsulating action


Deodorizing & Odour Neutralizing


Cleanmax Deomax

Code: 170730

1:100 7.5 Add to any cleaning solution or use on its own

The multi-task deodoriser and odour neutraliser. Three fragrances available

Cleanmax Deosan

Code: 170829

1:15 7.5 *

Biocidal and odour absorbing for tough odour work

* Do not use on stain-resistant nylon. Do not mix with any other solution. Destroys odour causing germs, neutralizes odours and deodorizes.

Cleanmax Maxi Microbial Odour Neutraliser

Code: 170731

1:25 7 * Powerfully biocidal activity for decontamination

* Do not use on stain-resistant nylon. Do not mix with any other solution. Micro lab-tested to TGA Hospital Grade level.


Spot & Stain Removal

When it comes to general spotting and organic spot removal, it’s important that you have the right products and tools for the job. Whether it would be in commercial kitchens, office facilities or any other facility, these two spot and stain removal products can get the job done for any spot or stain removal.

GP Maxispotter (Ready-to-Use)

  • Provides a powerful spot removal performance on a wide range of spots and stains. It is encapsulator based and ideal for on-sell to clients.
  • Neutral pH, safe on wool, non-resoiling, no-rinse required, low VOC’s, safe around kids and pets. [Neutral]
  • Covers a wide range of stains. Almost 100% success rate on all fresh stains

Breakaway (Neat to 1:4)

  • A high-performance alkaline spotting solution for removing the toughest protein and organic stains.
  • Also ideal for pre-spray use on older nylons in rentals and schools [Alkaline]
  • Blood, Faeces, Vomit, Body Fluids, Food Spills, Gravy, Egg, Milk

Coffee, Tannin, Beverages & Water Staining

Coffee and beverage staining can ruin a carpet and also a business’ impression on new customers. Whether the facility your contract cleaning company is an industrial kitchen, café, restaurant or any hospitality or hotel facility it is important that you have the tools and products to clean any beer, wine or coffee beverage or even urine,  in order to preserve the quality of your carpets and save you money in the long run.

Coffee Expel (Ready-to-Use)

  • Powerful “reducing” chemistry which provides excellent spotting action on coffee and tannin stains.
  • Super wetting agents promote faster action and better fibre penetration [Acid]
  • Coffee, tea, beer, wine, cola and cold drinks. Also ideal on tough cellulosic browning

Brownaway (Ready-To-Use)

  • A specialised blend of organic acids, spot removal agents and emulsifiers for the successful removal of alkaline-based stains with a focus on cellulosic browning and coffee. A low odour formula [Acid]
  • Cellulosic Browning, coffee, urine and many beverage stains

Pet n Flood (1:4 to neat)

  • A specialist blend of organic acids and bactericide for the effective removal of cellulosic browning and watermarks whilst destroying odour causing bacteria.
  • Ideal for flood work, cellulosic browning and urine spills [Acid]
  • Perfect for handling urine stains and odours, flood restoration, cellulosic browning and watermarks in any

Urine Expel (Ready-to-Use)

  • Powerful “oxidising” chemistry for removing tough urine stains. It also will mostly eliminate the odour causing bacteria.
  • This specialised hydrogen peroxide formula will also remove many colour stains caused by beverages [Acid]
  • This product is specifically targeted for pet and human urine stains perfect for child care facilities or hotels.

Paint, Oil and Grease Removal.

Grease and oil stains can be incredibly challenging for any contract cleaning company. Many contract cleaners have faced challenges where fat or food is split during the cooking process in commercial hospitality facilities. Likewise in apartments, hotels and office facilities drip from a rubbish bag containing grease or oils are common and can be problematic with high foot traffic.

Citrus Solv (Ready-to-Use)

  • Popular citrus-based spotting solvent. It provides tough dissolving action on grease, oil, oil-based paint spots, lacquer, ink and bitumen.
  • It is designed to provide tough solvent activity without obnoxious odours.
  • Works a treat on oils and grease with a pleasant lemon/ lime scent
  • Gum, putty, bitumen, oil, grease, ink and cosmetics are tackled easily with the Citrus Solv.

Citromax Gel (Read-to-Use)

  • A popular citrus based gel. It thickened characteristic plus its powerful citrus solvent action makes it the product of choice for many gum removal jobs.
  • Works a treat on oils and grease with a pleasant lemon/ lime scent.
  • Perfect for gum, putty, bitumen, oil, grease and cosmetics

Cleanmax Maxisolve (Ready-to-Use)

  • Provides the toughest dissolving action on paint spots, heavy grease and gums.
  • It is designed to be the toughest solvent in your kit and will work where many other solvents have failed.
  • Perfect for gums, paint, oil, grease, ink, texture and bitumen.
Product Dilution pH RTU Nylon Polyprop Wool Cotton


Spotting Solutions

Cleanmax GP Maxispotter

Code: 170741

RTU 7.5 The ultimate task spotter

Encap technology means no rinsing required. Safe on woods and delicate fibres. Ideal for on-self

Cleanmax Breakaway

Code: 170739

Neat 1:4 11.4 * Powerful protein spotter and pre-spray * avoid use on 5th generation nylon and wool
Cleanmax Brownaway

Code: 170740

RTU 1 to 2 Removes browning and tannins

Low odour formula for ease of use

Cleanmax Coffee Expel

Code: 170774

RTU 1 to 2 Removes coffee, tannin and browning

Powerful metabisulphite formula

Cleanmax Urine Expel

Code: 170777

RTU 1 to 2 Removes tough urine stains

Powerful hydrogen peroxide chemistry

Cleanmax Pet n Flood

Code 160366

Neat 1:4 1 to 2 Neutralises uranic crystals, urine odours and staining

Innovative acid, anti-bacterial and odour neutraliser blend

Cleanmax Stain Rescue Kit

Code: 170775

1:1 6 to 7 Removes colour and dye stains plus coffee, tannin and berries

Two-part kit

Cleanmax Rust Expel

Code 170779


RTU 1 to 2 Removes rust marks

Gel formula for safe and easy use

Cleanmax MaxiSolv

Code: 170735

RTU N/A Removes oils, grease, paint, ink and gum Aromatic solvent base

Cleanmax Citrus Solv

Code: 170842

RTU N/A Removes oils, grease, paint, ink and gum

Safe citrus solvent blend. Pleasant citrus scent

Cleanmax CitroMax Gel

Code: 170737

RTU N/A Removes oils, grease, paint, ink and gum

Convenient smooth cream. Outstanding gum and bitumen removal


Carpet Cleaning Machinery

When deciding to invest in the best contract cleaning products and cleaning equipment, it is important to assess each machine features and versatility. For contract cleaning and carpet cleaning companies that handle a wide variety of industrial and commercial facilities, it is important to invest in portable and versatile machinery.

The ORBOT Life:

The ORBOT LiFe is the most versatile lithium-ion battery-powered, dual-action orbital floor machine. Fast Charge -No need to wait long hours to charge the ORBOT LiFe, increase productivity with 90 minutes of charge time.

The ORBOT Life has all the benefits of a low-moisture system to save you money by using 10 times less water as well as shorten drying times. Carpets will simply be clean, vibrant in colour and dry within minutes. The system will eliminate the most common problems caused by other cleaning methods that lead to mould growth, mildew, volatile organic compounds (VOC), insufficient drying times, recurring stains and safety hazards.

The ORBOT Vibe:

The ORBOT Vibe has been designed to fit any budget. Save yourself time, money, and labour by owning one machine that does it all.

The ORBOT eliminates ALL traditional method problems. With the vibration extraction technology, the ORBOT Vibe provides the safest, fastest and most efficient type of deep cleaning available.

Certified by the Carpet and Rug Institute (CRI) as a Deep Cleaning System.

The ORBOT SprayBorg:

The ORBOT SprayBorg low-moisture system has been engineered to clean any type of carpet, in any situation and leave it as dry as possible so it is ready to use immediately.

ORBOT’s unique low-moisture system uses 10 times less the amount of water as opposed to other water extraction methods. Therefore, over-wet carpets will never be an issue. The problems associated with over-wet carpets are intensified in a heavily used setting. Over-wet carpets require longer drying times.

This can cause large sections of a building to be blocked off for extended periods of time. Especially in a school, hospital or commercial building, this can lead to serious safety issues.

People walking from a wet or damp carpet directly onto a hard-surface floor can slip or fall. Also, wet carpets that are walked on will almost always re-soil more quickly. This is because the chemicals and moisture act as a magnet, pulling dirt and debris into the carpet fibres.

Click Here To View Carpet Results

The ORBOT SLiM C/W Battery & Charger

The ORBOT Slim has all the benefits of the ORBOT range but a smaller more lightweight version as a floor scrubber to provide a professional deep clean in all facilities. What falls to the floor like common dust, pollutants, and many things that we breathe, tends to stay on the floor until it is cleaned. Properly maintaining the cleanliness of the floors by using the ORBOT low-moisture system will lead to improved air quality and a healthier indoor environment that can be seen, smelt, and felt to believe.

As dirt and bacteria particles can get trapped within floor surfaces like carpets and even in mops, the ORBOT Slim agitates carpet and by using the spray switch, detergents and water can be easily applied to carpets simultaneously!

Abco Products – your local supplier of commercial cleaning supplies in Melbourne, Perth, Brisbane and Sydney – we have been providing contract cleaners and facility manager with environmentally sustainable cleaning products, powerful industrial cleaning supplies and commercial cleaning equipment for over 20 years. For information about our commercial cleaning machinery, please call us on 1800 177 399 or email us on


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