Every facilities manager should know that cleaning glass at height in the UK is governed by the Work at Height Regulations 2005, that the legal duty can fall on the building’s duty holder as well as the contractor, and that the safest compliant method for most properties is ground-based water-fed pole cleaning rather than ladders. Get those three things right, and you protect your people, your budget, and yourself from liability.
Falls from height remain the single biggest cause of workplace fatalities in the UK, so glass cleaning is never just a cosmetic line item. It is a safety and compliance responsibility that lands squarely on your desk. Here is what matters most.
What Does The Law Actually Require?
The Work at Height at Regulations 2005 require that all work at height is properly planned, supervised, and carried out by competent people using suitable equipment. There is no minimum height threshold. If a fall could cause injury, the rules apply, which means almost all external glass cleaning is covered.
The core legal principle is a hierarchy you should recognise:
- Avoid working at height where reasonably practicable. For glass, this often means cleaning from the ground with telescopic poles or from inside the building.
- Prevent falls using collective measures such as guardrails or an existing safe place to work.
- Minimise the consequences of a fall with fall-arrest equipment only where the risk cannot be designed out.
The HSE itself advises avoiding work at height for window cleaning where possible, for example by using water-fed poles or cleaning from inside. That is not a marketing claim; it is regulator guidance, and it should shape every contract you sign.
Who is Responsible, You Or The Contractor?
Both can be. The regulations place duties on anyone who controls work at height, not only the company carrying it out. As the person specifying and managing the contract, you and your organisation can face enforcement action if a supplier cuts corners, and your insurer may reject a claim if the work was not compliant.
In practice this means you should never simply pick the cheapest quote and look away. You are expected to check that your provider is competent, properly equipped, and insured. Treat the supplier’s paperwork as your evidence trail.
What Paperwork Should You Ask For?
Before any team touches the glass, ask for and file the following. If a contractor hesitates, that is your answer.
- Risk assessment and method statement (RAMS) specific to your building, not a generic template from another site.
- Public liability insurance, with a level appropriate to the property. For commercial sites, cover of several million pounds is standard.
- Proof of competence and training for working at height, water-fed pole use, and, where relevant, rope access (IRATA) or MEWP operation.
- PUWER-compliant equipment records showing poles, platforms, and lifts are inspected and maintained.
- COSHH assessments for any cleaning agents used near building occupants.
A RAMS is not a one-off document. It should be reviewed before each new task where conditions differ, and after any incident or near-miss. A three-year-old assessment for a different building is not compliant for today’s job.
Which Access Method is Right For Your Building?
The method should match the building, not the contractor’s habit. Here is a quick comparison facilities managers can use when reviewing tenders.
| Method | Best for | Notes |
| Water-fed pole (reach and wash) | Up to around six floors / 65 ft | Ground-based, no ladders, regulator-preferred, streak-free finish |
| Rope access (abseiling) | High-rise and complex facades | Requires IRATA-qualified operatives; strong audit trail needed |
| MEWP / cherry picker | Tall buildings with vehicle access | Needs trained operators and ground assessment |
| Cradle / BMU | Skyscrapers with built-in systems | Requires inspection and trained use |
| Ladders | Ground and first floor only, short tasks | Last resort under the hierarchy; rarely justified for routine glass |
For the majority of London commercial properties up to six storeys, water-fed poles tick the compliance, safety, and finish boxes at once, which is why they have become the default for professional teams.
How Often Should Commercial Glass Be Cleaned?
Frequency depends on the property type, location, and the impression you need to maintain. As a working guide for London businesses:
- Offices: every two to three months, or monthly on busy, polluted roads.
- Retail and shopfronts: monthly or more often, since smudged glass directly deters customers.
- Hotels and hospitality: monthly at minimum, because appearance is core to the guest experience.
- Industrial sites: quarterly, with more frequent cleans where dust and contaminants build up.
City-centre pollution and traffic film mean Central London properties generally sit at the more frequent end of these ranges.
The Smart Facilities Manager’s Checklist
Before you renew or award a glass cleaning contract, confirm:
- The method suits your building and follows the avoid-prevent-minimise hierarchy.
- Building-specific RAMS are in place and current.
- Insurance, competence, and equipment records are verified and filed.
- The schedule matches your property type and footfall.
- The provider can evidence a track record on comparable sites.
Clear Glass, Clear Conscience
Cleaning glass at height is one of those responsibilities that stays invisible until something goes wrong, at which point it becomes very visible indeed. Handled properly, with the right method, the right paperwork, and the right partner, it protects your people, keeps your building looking its best, and keeps you on the right side of the regulations.
That is exactly where the right partner earns its keep. Vida Clean Glass has delivered safe, fully insured commercial window cleaning that London businesses rely on for more than 28 years, with some hotel clients trusting the same team for nearly three decades. Our ground-based, eco-friendly systems keep your glass spotless and your compliance file complete. Ready to simplify your next contract?
Request your site assessment today and let us take the height risk off your shoulders.
Frequently Asked Questions
- Is window cleaning classed as working at height?
Yes. There is no minimum height under the Work at Height Regulations 2005. If a fall could cause injury, the work is covered, so most external glass cleaning falls within scope.
- Can a facilities manager be liable for a contractor’s accident?
Potentially, yes. The regulations place duties on anyone controlling work at height. If you specify and manage the contract and the supplier is non-compliant, your organisation and insurer can both be affected.
- Are ladders still allowed for commercial window cleaning?
Only as a last resort for low-level, short-duration tasks where no safer option is practicable. For routine commercial glass, regulators expect ground-based poles or other safer methods instead.
- What insurance should a commercial window cleaner hold?
Public liability cover appropriate to the site, typically several million pounds for commercial buildings, plus evidence of competence and maintained equipment.
- How high can water-fed poles reach?
Professional systems typically reach up to around 65 feet, roughly six floors, allowing most mid-rise buildings to be cleaned safely from the ground.
- How often should commercial windows be cleaned in London?
Offices every two to three months, retail monthly or more, and hospitality monthly at minimum, with city-centre properties leaning toward more frequent cleans.