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High-Rise Window Cleaning for Condos and Commercial Buildings
A tall building needs a plan before any cleaning starts. We look at its height, the shape of its walls, the roof access and the public areas below. We work with property managers and building owners to agree on the scope and the dates. This page covers buildings of 7 storeys and up. For houses and lower buildings, see our window cleaning services in Toronto.
Condominiums
Condo window cleaning for residential towers. We tell you what we plan to do, so you can give residents notice.
Office Towers
We plan the work to keep disruption to tenants low.
Hotels
We plan the work to keep disruption to guests low.
Retail Podiums and Mixed-Use Buildings
One contractor for the street-level glass, the lobby, the entrances and the tower.
What Is High-Rise Window Cleaning?
High-rise window cleaning means cleaning the outside glass of buildings too tall to reach from the ground or a ladder. Crews reach the glass with rope access, bosun chairs (seats that hang from a rope), swing stages or boom lifts.
The equipment and the risks are different from those at ground level. That is why our technicians are trained and certified for this work.
Road salt, construction dust and pollen all build up on Toronto windows. Glass industry guidance says not to leave dirt and residue on glass for long. Regular cleaning stops it from building up, and clean glass lets in more daylight.
Rope Access vs. Swing Stage: How We Reach the Glass
The right method depends on the building: its height, its layout, its roof anchors and its roof access. We assess your building first. Then we recommend the method that suits it. On jobs that need it, we also use boom lifts.
| Method | How it works | Best suited for | What it needs |
|---|---|---|---|
| Rope access and bosun chairs | Technicians come down the wall on ropes fixed to roof anchors. A working line carries the technician and a separate safety line backs it up. | Tall buildings, complex walls and glass that is hard to reach. | The roof anchor sketch, current anchor inspection records and a work plan for the site. |
| Swing stage | Technicians clean from a platform that hangs from the roof and moves up and down the wall. | Wide, flat walls. | The same as rope access: the sketch, the inspection records and a work plan. |
| Water-fed pole | From the ground, a technician scrubs the glass with the brush on the pole and rinses it with filtered water. | Podiums, storefronts, entrances and lower floors, up to 6 storeys. | Clear access at ground level. |
What We Assess Before Cleaning
- The height of the building and the layout of its walls
- Roof access and the anchor records on file
- Balconies, stepped-back walls and glass that is hard to reach
- Entrances and walkways below the work area
- Working hours and notices for residents or tenants
What Can Be Included in Your Cleaning Scope?
Depending on the building and its access, a visit can include:
- Outside glass on the tower
- Podium, entrance and storefront windows
- Lobby glass and interior partitions
- Post-construction window cleaning
After construction, we usually clean glass by hand, with a scraper and a squeegee. We use chemicals only where scraping is not possible, such as mortar on frames or walls. Tell us about paint, adhesive or other residue when you ask for your quote. Read about our post-construction cleaning services.
Optional extras: pressure washing at podium level and caulking.
Our High-Rise Window Cleaning Process
Site Assessment and Quote
We review the building, the glass, the access points and any restrictions. Then you get a clear quote based on what your building needs, with no surprises.
Roof and Anchor Records
For rope access, bosun chair or swing stage work, we ask for your roof anchor sketch and the latest anchor inspection records.
Risk Assessment and Work Plan
We assess the risks before we start. We look for hazards and plan how to reduce them. Then we plan the work for your site.
Scheduling and Notices
We set the dates, the working hours and the access with you. We tell you what we plan to do, so you can give residents or tenants notice.
Cleaning
Our team arrives on time, in uniform and ready to clean. We clean the glass we agreed on, using the access method we chose.
After-Service Review
We walk through the finished job with you to make sure you’re happy.
How We Meet Ontario’s Window Cleaning Safety Rules
Ontario has its own regulation for window cleaning, Regulation 859, under the Occupational Health and Safety Act. It sets duties for employers, workers and building owners.
The rules on this page are from the Government of Ontario’s guide, Access and fall protection in window cleaning.
What the Rules Require of the Building Owner
These duties apply where window cleaners use a swing stage, a bosun chair or similar equipment hung from a single point. Among other duties, the building owner must:
- Have a competent person inspect all anchor points before first use and when told of an inadequacy or defect.
- Repeat the inspection as often as needed: at least as often as the manufacturer recommends, and at least once a year.
- Keep the inspection records in a log book.
- Prepare a sketch that shows all the anchor points, and post a copy near the roof entrance.
- Give the window cleaning contractor a copy of the sketch before work begins.
Certified Staff
Our rope access technicians are SPRAT or IRATA certified. Every crew member who works off the ground, ladder work included, holds Working at Heights certification. Our team is covered by the Workplace Safety and Insurance Board (WSIB).
Rope Access: Two Ropes, Two Anchors
Regulation 859 does not specifically address rope access, but some of its rules still apply to it. For rope access, Ontario’s guidance points employers to the SPRAT or IRATA standards. Rope access uses two ropes: a working line and a safety line. Each rope is fixed to its own anchor.
Fall Protection
Ontario requires a fall arrest system where a worker who is not on a ladder could fall more than 3 metres. Our technicians use harnesses and fall arrest systems. We maintain and inspect our gear regularly.
Work Plan and Emergency Plan
For work on a swing stage, a bosun chair or similar equipment, Ontario requires the employer to prepare a written work plan. The plan must be based on the roof anchor sketch. We assess the risks before we start, and we have an emergency plan in place.
How Often Should High-Rise Windows Be Cleaned?
These are common starting points. We set the schedule to suit your building’s location, its glass and your budget.
| Building type | Typical frequency | Why |
|---|---|---|
| Residential condominium | Twice a year | A spring visit and a fall visit keep the glass clear. |
| Office tower | 2 to 4 times a year | Tenants and visitors see the outside of the building every day. |
| Hotel or building with retail at street level | 3 to 4 times a year, with the podium glass more often | Guests and customers notice dirty glass quickly. |
Buildings near construction or a major road often need an extra cleaning, because dust and road salt build up faster. We can set up a regular schedule for your building.
What Affects the Cost of High-Rise Window Cleaning
- The height of the building and the number of storeys
- The glass area and the number of panes
- The access method and the equipment it needs
- The shape of the building, such as balconies, stepped-back walls and curved glass
- How often we clean
- Extras such as pressure washing and caulking
How We Price a Building
Two towers with the same glass area can take very different amounts of time. It depends on the roof anchors and on balconies that block the way down the wall. It also depends on how often the crew has to move its ropes. That is why we price each building after a site assessment.
One-Time Cleaning
A single visit. It suits a move-in, an event or a cleanup after a storm or construction. It also suits a client who wants to try our service first. We price it after the site assessment.
Regular Contract
Scheduled cleanings, usually 2 to 4 times a year. The dates are set in advance.
High-Rise Window Cleaning Questions, Answered
Can’t find your question below? Call us at 1-647-224-2064.
How much does high-rise window cleaning cost in Toronto?
We price each building after a site assessment. The price depends on the number of storeys, the glass area, the access method, the roof anchors and how often we clean. You get a clear quote before any work begins.
How often should a high-rise building’s windows be cleaned?
We recommend cleaning at least twice a year, once in spring and once in fall. Buildings near construction or a major road often need more, because dust and road salt build up faster.
What is the difference between rope access and swing stage window cleaning?
With rope access, a technician comes down the wall on two ropes, each fixed to its own anchor. That suits tall buildings and complex walls. A swing stage is a platform that hangs from the roof and moves the crew up and down the wall. That suits wide, flat walls. The right method depends on the building’s anchors, layout and roof access.
Are your high-rise crews certified and insured?
Yes. Our rope access technicians are SPRAT or IRATA certified. Every crew member who works off the ground, ladder work included, holds Working at Heights certification. Outwash carries $5 million in liability insurance and WSIB coverage. We follow Ontario’s Occupational Health and Safety Act.
What do you need from us before a high-rise cleaning?
We ask you for roof access, the roof anchor sketch and the latest anchor inspection records. We also ask about any restrictions that apply to the walls or the glass and about your preferred working hours. Then we assess the risks and plan the work.
Will window cleaning disrupt residents or tenants?
We plan the work to keep disruption to residents and tenants low. We tell you what we plan to do and keep you updated at every step. That gives you time to send out notices.
Does bad weather affect high-rise window cleaning?
Yes. In heavy rain, snow or high winds, we may reschedule for safety. We let you know in advance and arrange a new time.
Can Outwash also clean the building’s podium and other outside surfaces?
Yes. Along with the tower glass, we pressure wash building walls, entrances, walkways and parking garages. See our page on commercial pressure washing in Toronto. We also offer caulking in Toronto and post-construction window cleaning. One contractor can look after the glass, the pressure washing and the caulking.
Six Reasons to Choose Outwash
15+ Years of Experience
Outwash has over 15 years of experience. In that time we have cleaned everything from houses to high-rise towers.
Legal Compliance
We follow Ontario’s Occupational Health and Safety Act.
$5 Million Liability Insurance
We carry $5 million in liability insurance.
In-House Crews
Our crews are trained, uniformed, in-house staff.
Working at Heights Certified
Every crew member who works off the ground, ladder work included, holds Working at Heights certification.
WSIB Coverage
Our team is covered by the Workplace Safety and Insurance Board (WSIB).
High-Rise Window Cleaning Across Toronto and the GTA
We offer high-rise window washing across Toronto and the GTA, including these areas. Each name opens the window cleaning page that covers that area.
Related Commercial Services
We also pressure wash building walls, walkways and parking garages. We clean up after construction and offer caulking.
Send Us a Message. We’d Love to Help.
Tell us about your building and we’ll send you a free quote. Prefer to talk? Call us at 1-647-224-2064.
Toronto, Ontario M5C 1C4