What High Rise Window Cleaning Involves
High rise window cleaning is exterior glass cleaning on floors that cannot be reached from the ground or from a ladder. The access method shapes the whole job. Four are common:
- Rope descent systems. A worker descends the facade on a seat board from a rope rigged to a roof anchorage, cleaning one vertical “drop” at a time.
- Powered platforms. Buildings designed for it have a permanently installed platform, often called a building maintenance unit, that travels along the roof and lowers a platform down the facade.
- Suspended scaffolds. Temporary platforms, often called swing stages, rigged from the roof for a specific job.
- Aerial lifts. Boom and scissor lifts reach lower floors, atriums and setbacks where ground access allows.
Each job starts on the roof: confirming which anchorages are certified, planning the drops, checking edges where ropes will bear and protecting the area below each drop.
Codes, Standards and Requirements for High Rise Window Cleaning
In the United States, OSHA’s general industry standards govern most high rise window cleaning. Rules outside the United States and local licensing differ, and the authority having jurisdiction decides what applies.
- Anchorages for rope descent. Under 29 CFR 1910.27(b)(1), before any rope descent system is used, the building owner must confirm in writing that each anchorage has been identified, tested, certified and maintained to support at least 5,000 pounds in any direction for each employee attached. The confirmation must rest on an annual inspection by a qualified person and certification by a qualified person as necessary and at least every 10 years. The employer must keep that information for the duration of the job.
- Height limit. Rope descent systems may not be used more than 300 feet above grade unless the employer can show that other means of access are not feasible or pose a greater hazard (1910.27(b)(2)(i)).
- Use of the system. Each worker needs a separate, independent personal fall arrest system. Ropes are padded at edges, stabilization is required for descents over 130 feet, prompt rescue must be available, and the system may not be used in storms or gusty or excessive wind (1910.27(b)(2)).
- Powered platforms. Under 29 CFR 1910.66, the owner must inform the employer in writing that the installation has been inspected, tested and maintained as required before employees may use it. Platforms may not operate in winds above 25 miles per hour except to move to storage, exterior installations must carry an anemometer on the platform, and the employer must have a written emergency action plan and written work procedures.
- Aerial lifts. OSHA requires a pre-start inspection before each shift, operation only by trained and authorized persons, fall protection tied to the boom or bucket, and a distance of at least 10 feet from overhead power lines.
- Local licensing. Some cities license this work. Minneapolis, for example, requires a license to clean windows more than 24 feet above the ground and requires each employee to complete at least 100 hours of listed safety training.
Preventive Maintenance Schedule for High Rise Window Cleaning
At height, the schedule matters as much for the access equipment as for the glass. Current inspections and certifications let crews start on the planned date, and each drop is a chance to report failed sealant or cracked glass early.
| Task | Recommended frequency | Basis |
|---|---|---|
| Full exterior cleaning of upper-floor glass | Quarterlyadjusted for exposure and building standards | Facility First default |
| Report glass, gasket, sealant and facade defects seen during each drop | At every full cleaning | Facility First default |
| Inspection of rope descent anchorages by a qualified person, confirmed in writing by the owner | Annually | OSHA 29 CFR 1910.27(b)(1) |
| Certification of rope descent anchorages by a qualified person | As necessaryand at least every 10 years | OSHA 29 CFR 1910.27(b)(1) |
| Inspection of the rope descent system | Start of each shift in which it is used | OSHA 29 CFR 1910.27(b)(2)(iv) |
| Inspection of powered platform supporting structures and of equipment and controls by a competent person | At intervals not exceeding 12 months | OSHA 29 CFR 1910.66(g)(2) |
| Powered platform maintenance inspection by a competent person | Every 30 daysor before each work cycle if the cycle is shorter | OSHA 29 CFR 1910.66(g)(3) |
| Suspension wire rope inspection | Visual check before every use; thorough inspection monthly | OSHA 29 CFR 1910.66(g)(5) |
| Aerial lift pre-start inspection | Before each work shift | OSHA Aerial Lifts fact sheet |
Facility First default is the starting interval in each program, adjusted for each site.
The authority having jurisdiction, the manufacturer and the property’s insurer can require more frequent service, and each location’s schedule is set in its program and recorded on every visit.
Warning Signs to Act On
- No current written anchorage confirmation from the owner, or certification older than 10 years
- Rust, cracks or loose fasteners on roof anchors, davits or platform tracks
- Damaged parapet caps or sharp edges where ropes will bear
- Cracked panes, gaps in perimeter sealant or loose gaskets reported by the crew
- Water staining or streaking below windows that returns soon after cleaning
- Facade damage; in New York City, buildings higher than six stories also need a facade examination every five years under the Department of Buildings Facade Inspection and Safety Program (FISP)
Records to Keep for Each Building
- The owner’s written anchorage confirmation and the qualified person’s inspection and certification reports
- A roof plan showing anchorage locations, load ratings and drop numbers
- Powered platform certification records, which OSHA requires to show the date, the signature of the person who performed it and an identifier for the structure, equipment or platform installation inspected
- Monthly suspension rope inspection records
- The provider’s emergency action plan, insurance certificates and any local license
- Dated before and after photos by elevation, and the crew’s defect report
How Facility First Runs High Rise Window Cleaning Across a Portfolio
Facility First manages high rise window cleaning through vetted local providers that hold the licenses, insurance and training the work requires. It does not perform the work itself.
- Request. A scheduled cleaning or a one-off request is entered on the platform, with the building, elevations and any access limits.
- Triage. Facility First confirms the access method and requests the owner’s current anchorage or platform documentation before a date is set.
- Dispatch. A vetted provider in the market receives the work order and the building’s records.
- Close-out. The provider documents each elevation with photos and lists any defects found.
- Verification and invoice. The work is checked against the scope, defects are routed to the glass or facade trade, and the job is invoiced in one format.
Client-set approval limits decide what proceeds automatically and what is quoted first. See work order management.
What Affects the Cost of High Rise Window Cleaning
- Building height, number of drops and total glass area
- Access method available: powered platform, rope descent, swing stage or lift
- Whether anchorages are certified and in service, or need inspection or repair first
- Setbacks, overhangs and sloped glass that require re-rigging
- Protection needed below the work area and any local permits
- Frequency of service and seasonal weather windows
- Work outside business hours or restricted roof access
High Rise Window Cleaning for Retail Stores, Restaurants and Offices
Retail. Stores in mixed-use and tower buildings usually have street-level glass cleaned from the ground on the store’s own schedule, while upper floors follow the building’s high rise schedule. Drops above entrances are planned before opening or after close so customers do not walk under suspended work.
Restaurants. Outdoor seating, awnings and delivery areas below a drop must be cleared and protected, which usually means early-morning work.
Offices. Tenants are notified before crews pass their floors, and blinds and sill items may need moving. Where a tower has a powered platform, the owner’s platform inspection records drive the schedule.
Frequently Asked Questions
How Often Should High Rise Windows Be Cleaned?
The Facility First program default is a full exterior cleaning each quarter, adjusted for the building’s exposure, local weather and appearance standards. The access equipment has its own schedule: in the United States, rope descent anchorages are inspected annually and certified at least every 10 years.
Who Is Responsible for Certifying Window Cleaning Anchors?
Under OSHA 29 CFR 1910.27, the building owner must give the cleaning contractor written confirmation that each anchorage has been tested, certified and maintained before rope descent work begins. The cleaning contractor may not let workers use an anchorage without it.
Is There a Height Limit for Rope Descent Window Cleaning?
OSHA limits rope descent systems to 300 feet above grade unless the employer shows that other access is not feasible or poses a greater hazard. Above that height, access is planned around other means, such as a powered platform.
Can High Rise Windows Be Cleaned in Windy Weather?
Rope descent systems may not be used in storms or gusty or excessive wind, and powered platforms may not operate in winds above 25 miles per hour except to move to storage. Weather days are built into each schedule.
Do Window Cleaners Need a License for High Rise Work?
It depends on the location. Minneapolis, for example, licenses cleaning of windows more than 24 feet above the ground, so each provider’s licensing is checked for the city where the work takes place.