Two window cleaning quotes for the same building can be far apart because they are not quoting the same job. One includes balcony glass and frames, the other only the windows. One allows for a rain day, the other does not. A short written scope fixes that. This checklist is for strata managers, building managers and committees booking external window cleaning on a multi-storey building.
1. What is being cleaned
- External glass on which elevations: all sides, or named ones only.
- Window frames and sills: wiped, or glass only.
- Balcony balustrade glass: outside face only, or both faces.
- Other glass: skylights, atrium roofs, awnings, glass louvres and signage.
- Internal glass in units is normally excluded or quoted separately, because it needs access to each apartment.
2. What is excluded or priced separately
- Hard water stains and mineral deposits that do not come off with normal cleaning.
- Paint, concrete or sealant splatter from building works.
- Scratched or etched glass, which cleaning will not fix.
- Glass that cannot be reached from the chosen access method.
Listing exclusions up front avoids arguments at sign-off.
3. Access method and roof anchors
The scope should say how the glass will be reached: rope access, a building maintenance unit (BMU) or an elevated work platform (EWP). Our comparison of rope access, BMU and EWP explains the differences. For rope access, the roof anchors must have a current inspection before anyone works from them. If the tags are out of date, book an anchor point inspection before the clean.
4. Safety documents to ask for
- A safe work method statement (SWMS) for the job.
- Certificates of currency for public liability and workers compensation insurance.
- A rescue plan for work at height.
- For rope access, who supervises the team and at what IRATA level.
- How the ground below will be protected: exclusion zones, barriers and signage.
SafeWork NSW’s code of practice for managing the risk of falls at workplaces sets out how work at height should be planned. A contractor should be able to explain how their method fits it. Our licences, insurance and safety page lists the documents we provide.
5. Notices and coordination
- Resident or tenant notice with the dates for each side of the building.
- Windows closed and balconies cleared of washing, plants and loose items.
- Blinds or curtains, if residents prefer privacy while the crew passes.
- Footpath, entry and car park arrangements under each drop.
- Working hours and any quiet periods the building needs.
Our resident notice template can be adapted for window cleaning.
6. Weather and rescheduling
Window cleaning stops in high wind and heavy rain. Agree in writing how weather days are handled, and what happens if rain marks the glass soon after it was cleaned.
7. Frequency, pricing and reporting
- One-off clean or a program with set visits each year. Our guide to how often high-rise windows should be cleaned covers typical frequencies.
- Whether the price is per visit and what would change it.
- Whether visible defects seen during the clean, such as failed sealant or cracked render, will be photographed and reported.
- Whether other work, such as façade washing or a sealant check, can be done on the same drops.
Frequently asked questions
Do residents need to be home for high-rise window cleaning?
No, external glass is cleaned from outside. Residents are asked to keep windows closed and balconies clear on the day the crew is on their side of the building.
What happens if it rains just after the windows are cleaned?
It depends on the agreed terms, so put it in writing before the clean. Light rain on clean glass usually leaves fewer marks than rain on dirty glass, but heavy rain or wind-blown dust can mark it again.
Can defects be reported during a window clean?
Yes, if it is included in the scope. Technicians on the façade can photograph visible defects such as failed sealant, cracked render or loose fixings while they work.
Planning a window clean for your building? Request a free quote or call 1300 926 176. We provide rope access services in Sydney, Wollongong and the Central Coast.
