Keeping it Clear! Window Washing in a Strata Scheme: Responsibilities, Costs, and Best Practices
If you live in a strata scheme, you may have noticed that keeping windows clean can be a bigger task than it seems. Whether you live in a high-rise apartment or a smaller complex, window washing is more than just an aesthetic concern it’s a matter of safety, compliance, and proper maintenance. This article breaks down who is responsible, how costs are managed, and best practices for keeping windows sparkling in a strata-managed building.
Who is Responsible for Window Cleaning?
In a strata scheme, responsibilities for cleaning windows are generally divided between the owners corporation (body corporate) and individual lot owners, depending on whether the windows are considered common property or part of the lot.
Common property windows:
Usually, these include windows that are part of the building’s exterior and cannot be accessed without specialized equipment (or safely above 3m), such as external windows in high-rise apartments. The owners corporation is generally responsible for cleaning these windows.
Lot owner windows:
Windows that sit entirely within the boundaries of a lot or can be safely accessed from inside the apartment—such as sliding doors or internal balcony panes—are usually the responsibility of the lot owner. In single-storey homes like villas, window cleaning almost always falls to the owner, as all windows can typically be reached from ground level.
The strata scheme’s by-laws or the applicable state or territory Management Act may provide more specific guidance on responsibilities, so it’s always wise to check the scheme’s documentation.
Safety and Compliance Considerations
Window washing, especially for high-rise buildings, involves significant safety risks. The owners corporation has a legal obligation under Work Health and Safety (WHS) laws to ensure contractors use safe practices.
This includes:
Hiring licensed and insured window cleaning professionals.
Using appropriate access equipment, such as scaffolding, rope access, or boom lifts.
Ensuring contractors follow all safety protocols to protect workers and residents.
Never attempt DIY cleaning for external windows in multi-storey buildings or over the ground floor level, safety risks are too high, and liability could fall on the owners corporation or the lot owner if an accident occurs.
Cost and Budgeting
The cost of window washing can vary depending on the building size, the number of windows, and access difficulty. Typically, it is managed through the Administrative fund for routine maintenance of common property, including The strata committee usually obtains multiple quotes to ensure cost-effectiveness, balancing affordability with quality and safety standards.
Scheduling and Frequency
There is no one-size-fits-all schedule, but most strata schemes arrange window washing once or twice a year for high-rise windows.
Factors influencing frequency include:
Building height and accessibility
Exposure to weather and pollution
Budget constraints
Good communication with residents ensures minimal disruption. Notices should be sent in advance, detailing the cleaning schedule and any temporary restrictions on balcony access or window use.
Practical Tips for Residents
Residents can make window washing smoother and safer by:
Removing obstacles like plants, furniture, or decorations near windows.
Keeping pets safely away from windows during cleaning.
Reporting any damaged windows or frames to the strata manager or committee before cleaning.
Understanding which windows are their responsibility versus the owners corporation’s responsibility.
Clear communication helps the process run efficiently and ensures all windows are properly cleaned without damage or conflict.
Resolving Disputes
Occasionally, disagreements may arise for example, a lot owner may want their windows cleaned differently or more frequently than the standard schedule.
These issues can usually be resolved by:
Referring to the strata scheme by-laws.
Discussing concerns with the strata manager or committee.
Reaching a consensus on practical and fair solutions.
Documenting agreements helps prevent misunderstandings in the future.
The Wash Up
Window cleaning in a strata scheme may seem like a minor detail, but it is an essential part of building maintenance and safety. Understanding responsibilities, budgeting appropriately, prioritizing safety, and communicating with residents ensures a smooth process. By planning carefully and using professional contractors, strata schemes can keep windows clean, residents happy, and buildings well-maintained for years to come.
Disclaimer:
This article is intended for general educational purposes only and does not constitute legal or financial advice. Readers should seek independent legal and professional guidance relevant to their specific circumstances and jurisdiction.