High Rise Window Cleaning in Perth: What Every Building Manager Should Know

Robin Mothersdale
Jun 26
4 min read

Updated: Aug 19

Managing a high-rise building in Perth comes with an expectation that you'll keep those windows sparkling despite the challenges of the unique climate. Our hot, dry summers bring dust storms that can seemingly coat your windows in grime overnight, while our mild winters deliver rain that leaves stubborn water spots and streaks. This is where High-Rise Window Cleaning comes in as part of regular building maintenance.

Add in the coastal proximity that many Perth buildings face, and you've got salt spray accelerating the dirt buildup and potentially causing corrosion. It's a perfect storm (literally) for dirty windows, and ignoring it will cost you more in the long run.

Understanding your cleaning method options

High-rise window cleaning methods should be chosen based on your building's specific needs:

Rope access (or abseiling) is probably what most people picture when they think of high-rise window cleaning. It's surprisingly cost-effective and flexible, especially for buildings with complex facades or tight urban spaces where getting equipment on the ground is tricky. It does, however, require highly skilled IRATA-certified technicians, and operations can be shut down when Perth's notorious winds kick up above six on the Beaufort scale.
Aerial work platforms (think cherry pickers and boom lifts) offer a stable working platform that can reach up to 60 meters. They're great for mid-rise buildings with wide, accessible surfaces, but they come with logistical headaches as permits, road closures, and setup time can be costly.
Building Maintenance Units (BMUs) are the gold standard for super-tall buildings. These permanent rooftop installations offer maximum safety and efficiency but require significant upfront investment and ongoing maintenance costs that can make your accountant wince.
The exciting development in our industry is the emergence of drones and robotics. While they might only achieve about 80% of the effectiveness of traditional methods, they're rapidly improving and offer incredible safety benefits by keeping humans away from dangerous heights.

Safety and compliance are non-negotiable in WA

WorkSafe WA doesn't mess around when it comes to working at heights, and as a building manager, you're part of the compliance chain. The regulations follow a clear hierarchy: eliminate the risk if possible, then prevent falls, and then protect workers if falls occur.

Any work involving a risk of falling more than two meters requires a detailed Safe Work Method Statement (SWMS) before work begins. This is a comprehensive safety plan that could save lives:

Ensure your cleaning contractors hold the right certifications:
IRATA certification for rope access work
EWPA Yellow Cards for operating elevated platforms
Current Working at Heights certifications for everyone involved

A Safe Work Method Statement (SWMS) is a mandatory written document for high-risk construction work, detailing how a specific task will be performed safely. It outlines job steps, identifies hazards, assesses risks, and describes control measures, as well as how those controls are implemented, monitored, reviewed, and documented.

Don't forget about anchor point inspections, either. OSH Regulation 3.51 specifically requires these to be checked regularly by competent persons for any commercial window cleaning Perth sees.

Insurance is absolutely critical. Your cleaning partner needs comprehensive Public Liability Insurance ($10-20 million coverage) and Workers' Compensation Insurance. Never hire a company that can't provide proof of adequate coverage.

The cost of high-rise window cleaning

Building height is the biggest cost driver, as the taller your building, the more you'll pay. But it's not just about height. Architectural complexity, window condition, and accessibility play major pricing roles. Regular cleaning is actually more cost-effective than waiting until windows are heavily soiled. Neglected windows require intensive cleaning that costs significantly more than routine maintenance. In Perth, this is particularly important due to our challenging climate.

Pricing models vary: You might see quotes per square meter of glass, per window, hourly rates, or annual contracts. Annual contracts often provide the best value and predictable budgeting.

Scheduling around Perth's climate

Perth's weather patterns should drive your cleaning schedule, not just tenant convenience. Those dust storms and strong winds that are common in our dry summers can halt operations and blow dirt back onto freshly cleaned glass. The optimal conditions are mild temperatures (10-21°C), still air, and dry conditions.

We recommend scheduling cleaning during off-peak hours and establishing regular maintenance routines. For most commercial buildings, cleaning twice a year works, but buildings in high-traffic or coastal areas might need attention every 2-3 months.

A note about water restrictions: The Water Corporation implements conservation measures, but commercial properties often have exemptions for operational purposes. Water-efficient methods like water-fed poles align with conservation efforts while potentially reducing costs.

Going green makes business sense

Sustainable cleaning practices are good for the environment and increasingly good for business. Eco-friendly detergents and purified water systems often work better than traditional methods while reducing chemical exposure risks for cleaning crews and building occupants.

Water-fed pole systems are inherently sustainable (but only suitable for specific applications) and use purified water without harsh chemicals. This approach aligns with corporate social responsibility goals while often delivering superior results.

Choosing the right abseiling window cleaning partner

This is where many building managers go wrong—focusing solely on price rather than value. Look for companies with proven track records, impeccable safety records, and local Perth expertise. Our unique climate and regulations require specialised knowledge that generic cleaning companies might lack.

Verify that they employ in-house crews rather than subcontractors, as this typically means better quality control and accountability. Ask about their experience with buildings similar to yours and their approach to Perth's specific environmental challenges.

The key is treating this as a strategic decision rather than a routine maintenance task. Empire Rope Access brings over 20 years of collective experience, the skills and knowledge to provide safe and innovative access solutions, and qualifications from IRATA. We are trained Project Managers who will ensure your clean is completed efficiently and effectively. Let's chat today.