How often should strata buildings schedule window cleaning?

Why strata is different

A house has one decision-maker. A strata building has an owners corporation, a manager, a budget cycle and a set of shared expectations. Window cleaning becomes a maintenance line item, which means it needs a defined scope and a repeated interval rather than a one-off decision.

That is why a programmed schedule — a set number of visits per year, at a fixed scope and price — works better than booking each clean separately.

The usual frequencies

• Quarterly: the default for street-facing buildings and anything with a prominent entry. Keeps glass consistently clear without heavy build-up.
• Six-monthly: suits smaller buildings, low-rise blocks set back from the street, or those with limited common glazing.
• Monthly or fortnightly: rare for full buildings, but common for entry doors, foyers and glass balustrades at the front of the property.

The building's frontage does most of the work in deciding this. A busy road, a coastal position or a commercial ground floor each push the frequency up.

What should be in scope

A strata quote should list the glazing it covers, because "the windows" means different things to different committees:

• Entry doors, foyer and lobby glass
• Ground-floor and street-facing windows
• Common-area glazing and stairwell windows
• Glass balustrades, pool fencing and bin enclosures
• Window frames and sills on common property
• Awnings and glazed canopies, if safe to access

Individual lot interiors are almost always outside the scope — those are the owner's responsibility, unless the committee decides otherwise.

Height limits matter

Many window cleaners will not take work above three storeys, and some will not go past two. Establish the building height and access constraints early. A building that needs rope access or an elevated work platform is a different job with different pricing, and it is better discovered at quoting than on the morning of the visit.

For buildings within our scope — up to three storeys — access is arranged around parking, visitor bays and the safety of residents walking past.

How to budget it

Two approaches are common:

1. A fixed annual program. Three or four visits at an agreed scope and price, budgeted once a year.

2. Per-visit quoting. More flexible, more admin, and the price can move as the building's condition changes.

For budgeting purposes, a fixed program is easier to defend at a committee meeting and easier to compare against other quotes.

Communication that prevents complaints

Most strata frustrations are not about the clean itself. They are about residents not knowing it was happening.

• Notice in the lobby or by email before each visit
• A clear statement of what was cleaned, especially if some windows were inaccessible
• Photos before and after for the committee record
• A single point of contact for the manager rather than a different person each time

Scheduling around the building

Practical considerations that come up on almost every job:

• Parking and loading access for equipment
• Whether residents' cars need to be moved
• Access to common areas, stairwells and bin rooms
• Noise and pedestrian safety at entry points
• Working around bin collection days and deliveries

A contractor who asks these questions before starting is usually a contractor who finishes without incident.

Getting a strata quote

Send the building address, the number of storeys, how many common windows are involved, and any photos of the frontage and entry. From that, a clear scope and a per-visit price can be set — and the schedule can be agreed before the next committee meeting.