QLD Strata Window Cleaning: Responsibilities & Safety Questions

A useful strata window-cleaning brief answers two different questions: who can approve the work, and exactly what the contractor is being asked to clean. Keeping those questions separate helps a committee compare proposals without assuming that every pane, balcony or access task is included.

This guide helps Queensland committees and strata managers prepare a brief. It is general information, not a determination of responsibility for an individual scheme. For a property-specific service enquiry, see commercial window and exterior cleaning.

Confirm responsibility before requesting approval

Queensland Government guidance starts with the registered survey plan and applicable regulation module. The plan identifies lot and common-property boundaries; the community management statement identifies the module. Read relevant scheme documents and by-laws alongside those requirements.

Do not assume that all exterior glass belongs in the same maintenance budget. Ask the authorised manager or committee to confirm the responsibility and approval route for the actual windows before including them in the brief.

The Queensland Government maintenance guide links to guidance for building format plans and standard format plans. Use the guidance that applies to your scheme rather than applying a generic rule to every building.

Describe the glass and building faces

“External windows” leaves room for different interpretations. Identify each building face or shared area, then describe the requested surfaces. A marked plan or existing photos can make the boundaries easier to review.

Keep these items separate in the written scope:

• external and internal glass;
• entrances, doors and shared-area windows;
• balcony doors, balustrade glass and private-lot areas;
• frames, screens, tracks and sills;
• accessible surfaces and areas requiring further assessment; and
• marks or residue that may need separately agreed treatment.

The list is a set of questions, not a promise that every item is included. Ask the proposer to identify both included and excluded surfaces. Keep private resident information and access codes out of general enquiry attachments.

Working at heights and site access

A building description alone does not establish a safe access method. Explain known restrictions around balconies, paths, entrances, parking and shared areas. Describe access concerns from existing records or a safe position; do not climb or enter restricted areas to obtain a quote.

WorkSafe Queensland's work-at-heights guidance addresses the assessment and control of fall risks. Ask which access method and controls are proposed for your property, which safety documents apply, and what would require a further assessment before work can be agreed.

Request current insurance documentation for the proposed activity and property. A training description or equipment list is not a guarantee that every high-reach area can be accepted.

Confirm access, insurance documentation, safety controls, scope, and scheduling for the specific property before work is approved.

Compare exclusions before comparing totals

Read each proposal against the same list of requested areas. If a face, balcony or internal area is missing, seek clarification before treating the totals as comparable.

Ask the proposer to state:

• which surfaces and building faces are included;
• what is excluded or subject to an access review;
• which marks are covered by the proposed clean;
• whether screens, tracks and other detailed work are included;
• how changed conditions or additional areas will be approved; and
• how completion will be checked against the agreed scope.

For broader guidance on comparing written inclusions, see our exterior cleaning quote guide. A strata proposal still needs its own property-specific brief; a general package price does not replace it.

Agree resident communication and the review point

Before approving work, agree who will coordinate any resident notices, access permissions and changes to shared-area use. Ask what notice or access coordination is included in the proposal and what remains with the authorised property representative. Do not assume that a full resident-communication service is part of the cleaning price.

Set a review point based on the building's exposure, condition and agreed scope. A general interval does not establish the requirements for a particular property.

Send a brief using information already available

You can start with existing plans, maintenance records and safely obtained photos. A short brief can identify:

• the property and your role in requesting the proposal;
• the requested areas, with internal and external glass separated;
• known restrictions and areas needing an access review;
• items to include, exclude or price separately; and
• the approval route and any known scheduling constraints.

There is no need to create a special inspection report or collect resident details for this initial enquiry. If a detail is unknown, mark it as unknown so the scope can be discussed rather than guessed.

Request a written strata cleaning proposal through the commercial enquiry page. Share the building and requested areas so the proposed scope can be reviewed.