Write a risk assessment for window glass cleaning high rise building

A suitable risk assessment and safe work method statement for high-rise window and façade cleaning should be site-specific, written before work starts, and reviewed with workers and the building owner or operating agent. It should identify where suspended equipment or rope descent systems will be used, where workers are exposed to falls, hazardous areas and drop zones, the safety features to be used including self-rescue, step-by-step controls for each hazard area, and an on-site evaluation of implementation. A competent person should inspect the building exterior before use of any equipment to identify sharp edges, parapets, frames, ledges, cornices, or overhangs that could damage ropes, suspension equipment, or fall-protection rigging, and padding should be secured against displacement. [1] [1] [1]

Key hazards to assess

• Falls from roof edges, unprotected sides, openings, platforms, boatswain's chairs, swing stages, rope descent systems, and during transfer to or from access equipment
• Failure or misuse of suspended access equipment, including broken or poorly maintained primary suspension ropes, hoists, tiebacks, anchors, or descent devices
• Failure or misuse of personal fall protection systems, including incompatible connectors, inadequate anchorages, excessive free fall, swing fall, or damaged lifelines over sharp edges
• Dropped tools, buckets, squeegees, hoses, debris, or broken glass striking people below
• Weather-related hazards such as high winds, rain, lightning, ice, reduced visibility, heat, and cold stress
• Façade-specific hazards such as fragile glazing, sharp edges, projections, recessed areas, contaminated surfaces, and contact with building maintenance units or energized equipment
• Rescue hazards, including suspension trauma, delayed retrieval, inaccessible casualty locations, and exposing rescuers to the same fall hazards

[2] [15] [9] For access selection, use the safest practicable method for the façade zone being cleaned. Portable ladders, supported scaffolds, and aerial lifts may be suitable for some areas, but where they are not feasible or safe, suspended platforms may be used. For high-rise façades, common systems include boatswain's chairs, two-point swing stages, and rope descent systems. Rope descent systems support one employee in a chair or seatboard and allow controlled descent and stopping at any level. Suspended access should only be used where the structure, anchors, rigging, and rescue arrangements are suitable for the specific drop. [2] [2] [13]

Core control measures for suspended access and rope access

• Prepare a task-specific safe work plan and hazard assessment for each elevation, drop, and façade condition before starting work
• Have a competent person inspect the roof, façade, parapets, edges, anchors, davits, outriggers, tiebacks, ropes, hoists, and access/egress arrangements before use
• Protect all ropes and lifelines from sharp edges and abrasion using secured edge protection or padding
• Use only equipment compatible with the system and follow manufacturer instructions for rigging, descent devices, rope grabs, hoists, and connectors
• Inspect all equipment before each use and remove defective equipment from service immediately
• Do not overload platforms or chairs; control the weight of workers, water, tools, and materials
• Establish safe access to and from the roof, roof car, platform, or rope descent start point, with controlled edge transition
• Do not move suspended platforms horizontally unless safe procedures are in place and sufficient rope is available for the next drop
• Stop work when weather or façade conditions make the operation unsafe

[16] [16] [5] Fall prevention should be prioritized over fall arrest wherever possible. In façade cleaning this means using guardrails, controlled access, travel restraint, or positioning systems to prevent a worker from reaching an unprotected edge, and only relying on fall arrest where exposure cannot be eliminated. A travel restraint system is intended to eliminate the possibility of going over the edge, while a positioning system supports the worker on a vertical surface with both hands free. Where workers are on suspended platforms, OSHA requires personal fall protection in addition to the platform system. [6] [4] [5]

Fall arrest system requirements and good practice

• Use a full body harness, not a waist-only belt, for fall arrest
• Attach each worker to an independent personal fall arrest system when on an adjustable suspended scaffold
• Use a separate vertical lifeline for each employee
• Ensure lanyards and vertical lifelines have a minimum breaking strength of 5,000 lb
• Use automatic-locking snaphooks and carabiners only; non-locking types are prohibited
• Ensure D-rings, snaphooks, and carabiners meet required strength ratings
• Keep rope grabs correctly oriented and positioned above the worker's head where applicable
• Rig the system to minimize free fall and swing fall, and verify adequate clearance below
• Use anchorages for fall protection that are independent of anchorages used to suspend the worker or platform
• Use anchor points capable of supporting at least 5,000 lb per attached employee unless designed by a qualified person
• Have horizontal lifelines designed, installed, and used under the supervision of a qualified person
• Inspect knots, lifelines, lanyards, anchors, and connectors before use

[16] [4] [4] [4] [3] Dropped-object controls are essential for commercial façade cleaning because the work creates public-interface risk at street level. The SWMS should define exclusion zones and drop zones below each drop, control pedestrian and vehicle access, and specify how tools, buckets, hoses, and loose materials will be secured. Use tool lanyards, closed containers, tethered equipment, and toeboards or containment where platforms are used. Schedule work to minimize exposure to occupants and the public, and stop work immediately if exclusion zones cannot be maintained. [1] [13] [15]

Weather must be assessed before and during the shift. High winds can destabilize suspended equipment, move objects, reduce visibility, and increase the risk of broken glass, collapse, and loss of control. For façade cleaning, the SWMS should define measurable stop-work criteria for wind, lightning, heavy rain, ice, snow, and poor visibility; require continuous monitoring of forecasts and actual conditions at roof and street level; and require reassessment whenever conditions change. Work should not proceed during storms, electrical activity, or when wind causes uncontrolled platform movement or rope instability. [15] [7]

PPE for façade cleaning operations

• Full body harness compatible with the selected fall arrest or rope access system
• Appropriate lanyard, rope grab, self-retracting lifeline, or descent/backup device as specified by the system design
• Helmet with chin strap suitable for work at height and dropped-object exposure
• Eye protection against splash, dust, and broken glass
• Gloves suitable for rope handling, glass handling, and chemical exposure from cleaning agents
• Non-slip protective footwear suitable for wet roofs and suspended platforms
• High-visibility clothing where there is vehicle or public interface
• Weather-appropriate clothing for cold, heat, rain, or wind exposure

[7] [16] [10] Emergency rescue procedures must be written, practiced, and immediately deployable. Calling emergency services alone is not an adequate rescue plan. The rescue plan should identify rescue scenarios for a fallen/suspended worker, medical emergency on rope or platform, equipment failure, and inability to self-rescue; assign rescue roles; specify communication methods; list rescue and first-aid equipment on site; identify first-aiders; and define how the casualty will be reached, recovered, lowered or raised, and transferred to medical care. Rescue capability must match the access method used, such as self-rescue, assisted descent, ladder rescue, aerial lift rescue, lifeline retrieval, or rope rescue. [8] [9] [9] [11]

Because suspension trauma can develop rapidly, the rescue objective should be immediate retrieval by trained personnel already available on site or able to respond without delay. Before work starts, verify that rescue anchors are suitable, rescue equipment is inspected and accessible, the quickest route to hospital is known, and the rescue plan is reassessed if conditions change. Rescuers must be protected from the same fall hazards as the casualty and should not improvise methods they are not trained to use. [9] [7] [11]

For OSHA and HSE-style compliance, the operation should demonstrate: a documented risk assessment and method statement; competent and qualified persons for planning, inspection, and system design; suitable access selection; compliant personal fall protection systems; independent fall-protection anchorages; pre-use inspection and maintenance; worker training and supervision; rescue planning; and continuous review when site conditions change. In practical terms, this aligns with OSHA requirements for personal fall protection systems and suspended platforms, and with HSE expectations for planning, competence, inspection, weather assessment, exclusion zones, and rescue arrangements for work at height. [3] [5] [1] [12]

Practical SWMS structure for commercial façade cleaning

1. Scope of work: building elevation, façade type, cleaning method, chemicals, access method, work hours, and public interface
2. Personnel and competency: supervisor, competent person, qualified person, rope/suspended access operators, rescuers, and first-aiders
3. Pre-start checks: permits, weather, roof access, anchor certification/verification, equipment inspection, communication devices, exclusion zones, and rescue kit
4. Hazard identification: falls, dropped objects, sharp edges, electrical hazards, weather, glass breakage, public exposure, manual handling, and chemical exposure
5. Controls: hierarchy of controls, access selection, edge protection, travel restraint, PFAS, rope protection, tool tethering, barricades, signage, and traffic/pedestrian management
6. Work sequence: rigging, edge transition, descent or platform positioning, cleaning pattern, relocation to next drop, breaks, and end-of-shift de-rigging
7. Emergency response: self-rescue, assisted rescue, casualty retrieval, first aid, EMS contact, hospital route, and incident escalation
8. Inspection and review: pre-use checks, during-use monitoring, stop-work triggers, post-job inspection, and revision after incidents or changed conditions

[1] [6] [14]