Apartment owners in Darling Point’s towers often ask the same question: who is supposed to clean the outside of the windows? The answer in NSW depends on the strata scheme’s by-laws, and on a practical test: can the owner reach them safely?
The rule in many NSW schemes
NSW has a model Common Property Memorandum that strata schemes can adopt by by-law. Under it, window cleaning, interior and exterior surfaces, is the lot owner’s responsibility, except for windows that cannot safely be accessed by the lot owner or occupier.
Windows themselves, including fittings and seals in common property walls, are the owners corporation’s responsibility to maintain under the same memorandum.
Not every scheme has adopted the memorandum, and by-laws can say otherwise. Check your scheme’s by-laws or ask the managing agent.
What safely accessed means in a tower
Sliding doors onto a balcony: generally reachable, and the owner’s job. Fixed panes, high windows, and windows on elevations without a balcony: generally not safely reachable from inside, which puts them with the owners corporation. Leaning out of a window above ground floor is not safe access.
NSW also requires window safety devices on many strata windows to prevent falls, which limits how far windows open and makes reaching the outside from inside harder still.
How buildings clean high windows
Rope access, a building maintenance unit, or water-fed poles for lower floors. The building’s roof anchors must be certified for rope access. Most buildings schedule external window cleaning once or twice a year, often alongside façade cleaning. More: strata tower façade cleaning.
Harbour salt
Harbour-facing glass in Darling Point collects salt film faster than street-facing glass. Left for long periods, salt and minerals etch glass permanently. A building on a twice-yearly program with harbour-facing glass may want the exposed elevation done more often. More: salt film versus etching.
What owners can do
Clean the glass you can reach safely from inside and from your balcony, using purified or distilled water to avoid spots. Rinse balcony glass and frames with fresh water. Report damaged seals, stiff sliding doors, and corroded frames to the managing agent: these are usually common property. More: window tracks and aluminium frames in salt air.
For committees
Put external window cleaning in the annual maintenance plan, get quotes that specify access method and certification, and tell residents in advance. Search interest in window cleaning in Sydney peaks in October and November, so booking earlier in spring is easier.
Common disputes, and how to avoid them
Streaks after the building’s clean. Usually hard water spotting from tap water used at height, or a clean done in strong sun. Ask the contractor what water they use.
Inside-outside mismatch. The building cleans the outside, the owner cleans the inside on a different week, and the glass never looks fully clean. Owners can time their interior clean to the building’s program.
Balcony glass. Balcony balustrade glass is often common property even though only one owner uses the balcony. Whether the building or the owner cleans it depends on the by-laws.
Damage claims. Scratched glass, damaged seals or water inside after a clean. A photo record before and after protects everyone. More: what is in our photo report.
What the committee should require in a quote
The access method for each elevation, roof anchor certification, the safe work method statement, insurance, the water used, what is included (glass, frames, sills, balcony balustrades), resident notice arrangements, and how the street below is protected. More: the paperwork you should get before work starts.
See the Darling Point maintenance calendar and our window cleaning service.
