Strata Window Cleaning Regulations in QLD: The 2026 Guide for Body Corporates

Strata Window Cleaning Regulations in QLD: The 2026 Guide

If you live in or manage an apartment block or townhouse complex in South East Queensland, “Who pays for the window cleaning?” is often one of the first questions at a committee or Annual General Meeting.

The answer depends on the scheme's plan, by-laws, the location of the glass and the maintenance decisions already made by the Body Corporate. This practical guide helps committees, strata managers and lot owners prepare the right questions. It is general information, not legal advice for a particular scheme.

For the transactional service page, see commercial window and exterior cleaning for a specific property.

1. Start with the Scheme Documents

Window responsibility should not be assigned from a generic rule alone. Review the applicable plan, by-laws, maintenance obligations and any previous committee resolution.

Common Property and Lot Property

External glass, internal glass, frames, balcony doors and balustrades may be treated differently. Record which surfaces are included and who controls access before requesting a quote.

Building Format Plan and Standard Format Plan

The plan type can affect how boundaries are understood, but the practical answer still comes from the scheme's documents. If you are a committee member in Ascot or Clayfield, keep a copy of the relevant plan and by-laws with the maintenance brief.

Action item: Ask the body corporate manager to confirm the responsibility, approval path and access permissions for each requested area.

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2. Safety and Access for Strata Cleaning

Working around balconies, shared paths, entrances and residents requires a plan for the actual building. The selected method may differ between a low-level courtyard, a townhouse complex and a multi-storey facade.

Before approval, ask for:

• Access method: How will each area be reached, and what assumptions are being made about keys, balconies, roofs or common areas?
• Safety documents: Which risk assessment, method statement or other documents apply to the proposed work?
• Training evidence: RIIWHS204E covers identifying fall hazards, applying control measures and using fall-protection equipment. It is not a blanket high-rise licence and does not remove the need for a site assessment.
• Insurance documentation: Request current documentation and check that it applies to the proposed activity, location and scope.
• Occupant controls: Confirm exclusion zones, resident notices, pedestrian management, water control and what happens if conditions change.

The appropriate access, insurance documentation, safety controls and work method depend on the property and agreed scope. A reviewed job brief is safer than assuming that one method suits every building.

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3. Choosing a Cleaning Method

Pure-water reach-and-wash may be suitable for some exterior glass. Internal methods, controlled access equipment or another approach may be more suitable elsewhere. The decision should account for height, surface type, surrounding property, weather and people movement.

Ask the proposer to identify:

1. The windows, frames, doors and other surfaces included.
2. The method for each elevation or access condition.
3. Protection for balconies, gardens, vehicles and shared paths.
4. How the completed work will be checked.

Avoid treating a height figure or equipment description as a guarantee for every building. The site and scope determine what can be accepted safely.

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4. Agree a Maintenance Cycle

Salt air, construction dust, traffic and weather can change the cleaning interval. Instead of treating a generic frequency as a regulation, use the first approved scope to identify the building's practical needs.

The committee can record:

• exposed and protected elevations;
• common areas, doors and balustrades;
• resident access and notice periods;
• exclusions and surface limitations; and
• the date for reviewing the next service.

The schedule should be agreed with the Body Corporate and adjusted when access, budget or building conditions change.

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5. Resident Communication and Tender Questions

Resident communication is a planning responsibility to agree, not a result to guarantee. Before work is approved, clarify who will prepare notices, how access requests will be handled, and how wet areas or changed conditions will be communicated.

When comparing proposals, ask:

1. What is the method for each requested area?
2. What access permissions and controls are required?
3. Which safety and insurance documents will be reviewed?
4. Which resident notices or building communications are included?
5. What is excluded, and how will additional work be approved?

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

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Conclusion: Keep the Approval Specific

Strata window cleaning is easier to govern when the scheme documents, requested surfaces, access method, controls, communications and review date are written down. A clear proposal gives the committee a practical basis for approval and future maintenance planning.