Risk Assessment and Safe Work Method Statement for High-Rise Building Window Glass Cleaning Using a Building Maintenance Unit (BMU)

Assessment Date: [DATE]

Assessor: [ASSESSOR NAME]

Department/Area: [DEPARTMENT/AREA]

Review Date: [REVIEW DATE]

1. Assessment Scope

This assessment covers the planning, setup, operation, suspension, repositioning, and shutdown of a Building Maintenance Unit (BMU) used for high-rise building window glass cleaning. It includes access to the BMU, use of suspended access equipment, work positioning, fall prevention and fall arrest systems, dropped object prevention, communication, rescue readiness, inspection and maintenance of equipment, permit-to-work controls, PPE selection, and emergency response arrangements. The assessment applies to employees, contractors, supervisors, and any other persons who may be exposed to the work area below or adjacent to the BMU operation. Exclusions: routine building maintenance not involving the BMU, internal cleaning tasks not requiring suspended access, and major repair work requiring separate engineered access methods or specialist rescue arrangements unless specifically authorized under the permit to work.

2. Risk Assessment Methodology

A task-based risk assessment was completed using a hierarchy of controls approach and a 5x5-style qualitative risk evaluation. Hazards were identified for each stage of the BMU window-cleaning activity, then initial risk was rated using consistent likelihood levels (Rare, Unlikely, Possible, Likely, Almost Certain) and severity levels (Negligible, Minor, Moderate, Major, Catastrophic). Controls were selected in order of preference: Elimination, Substitution, Engineering, Administrative, and PPE. Residual risk was then reassessed after controls were applied. The assessment also incorporates permit-to-work requirements, competency verification, inspection and maintenance, and rescue planning for suspended workers.

3. Risk Matrix Reference

The following matrix is used to evaluate risk levels based on likelihood and severity:

		Likelihood
Rare	Unlikely	Possible	Likely	Almost Certain
Severity	Catastrophic	Low	Low	Low	Medium	Medium
Major	Low	Low	Medium	Medium	High
Moderate	Low	Medium	Medium	High	High
Minor	Medium	Medium	High	High	Extreme
Negligible	Medium	High	High	Extreme	Extreme

4. Hazard Identification and Risk Evaluation

1. Fall from height while entering, exiting, or working from the BMU platform or suspended cradle, including loss of balance, overreaching, or improper tie-off.

Potential Consequences: Fatality, permanent disability, major trauma, fractures, head injury, or suspension trauma if the worker remains suspended after a fall.

Affected Persons: BMU operators, window cleaners, supervisors assisting at the workface, and rescuers exposed during recovery operations.

Initial Risk Assessment

Likelihood	Severity	Risk Rating
Possible	Catastrophic	Extreme

Control Measures

• Eliminate the need for work at height where feasible by using alternative cleaning methods from ground level or other safe access methods for suitable areas.
• Use a BMU and platform designed for the task so workers remain within a protected suspended access system rather than improvised access methods.
• Ensure fall prevention or fall arrest systems are correctly selected, compatible, and anchored to approved points; use travel restraint where the task can be completed without exposure to a fall over the edge.
• Implement engineered edge protection, controlled access zones, and secure platform access gates where provided by the BMU design.
• Require a permit to work, pre-job briefing, and competent supervision before each shift.
• Provide full body harnesses, compatible connectors, and automatic-locking hardware; inspect before use and remove damaged equipment from service immediately.

Residual Risk Assessment

Likelihood	Severity	Risk Rating
Unlikely	Catastrophic	High

2. Failure, misuse, or incompatibility of personal fall arrest, restraint, or positioning equipment, including harnesses, lanyards, connectors, lifelines, and anchorages.

Potential Consequences: Worker fall, uncontrolled descent, equipment failure, serious injury, or death due to incompatible or overloaded components.

Affected Persons: BMU users, maintenance personnel, and rescue personnel.

Initial Risk Assessment

Likelihood	Severity	Risk Rating
Possible	Catastrophic	Extreme

Control Measures

• Specify a complete fall protection system suitable for BMU work and ensure all components are compatible and approved for the intended use.
• Use only automatic-locking snaphooks and carabiners; do not connect incompatible components or connect hardware in a way that could cause accidental disengagement.
• Ensure anchorages are independent of suspension anchorages where required and are designed or rated for the intended load.
• Have a competent or qualified person inspect knots, lifelines, connectors, and anchorages before use and after any shock loading or suspected damage.
• Prohibit unauthorized substitutions, field modifications, knots in critical connections, and tie-off to sharp edges or unsuitable structures.
• Train workers on limits of the system, proper anchoring, tie-off techniques, free-fall limitations, inspection, and storage.

Residual Risk Assessment

Likelihood	Severity	Risk Rating
Rare	Catastrophic	High

3. Suspended access equipment failure, including BMU mechanical failure, hoist malfunction, brake failure, power loss, or uncontrolled movement of the cradle/platform.

Potential Consequences: Sudden descent, collision with the building, entrapment, dropped objects, serious injury, or fatality.

Affected Persons: BMU operators, window cleaners, persons below the work area, and maintenance technicians.

Initial Risk Assessment

Likelihood	Severity	Risk Rating
Unlikely	Catastrophic	High

Control Measures

• Use only BMUs that have been designed, installed, tested, and maintained in accordance with manufacturer requirements and applicable regulations.
• Perform pre-use functional checks, periodic inspections, and planned preventive maintenance on hoists, brakes, controls, suspension ropes, power systems, and emergency descent devices.
• Remove defective equipment from service immediately and tag it out until repaired and re-inspected by a competent person.
• Use load limits, anti-collision controls, emergency stop functions, and secondary suspension or backup systems where required by the equipment design.
• Restrict operation to trained and authorized personnel only.
• Maintain a rescue plan for equipment failure scenarios, including emergency lowering or retrieval methods.

Residual Risk Assessment

Likelihood	Severity	Risk Rating
Rare	Major	Medium

4. Dropped objects from the BMU platform, tools, cleaning equipment, debris, or unsecured materials falling to lower levels or public areas.

Potential Consequences: Head injury, fatality, property damage, vehicle damage, public injury, and secondary incidents caused by falling objects.

Affected Persons: Workers on the platform, workers below, building occupants, pedestrians, visitors, and the public.

Initial Risk Assessment

Likelihood	Severity	Risk Rating
Likely	Major	High

Control Measures

• Eliminate unnecessary items from the platform and stage materials at ground level before ascent.
• Use tool lanyards, tethered equipment, secured buckets, and closed containers for small items.
• Install toe boards, debris containment, and secure storage arrangements on the BMU platform where provided.
• Establish exclusion zones and barricades below the work area with warning signage and access control.
• Conduct pre-start checks to confirm all tools, cloths, bottles, and accessories are secured before the platform is moved.
• Require hard hats and other appropriate PPE for exposed persons in the work zone.

Residual Risk Assessment

Likelihood	Severity	Risk Rating
Unlikely	Major	Medium

5. Failure to rescue a suspended worker promptly after a fall, medical event, or equipment malfunction, leading to suspension trauma or worsening injury.

Potential Consequences: Serious physiological effects, loss of consciousness, organ damage, death, or delayed treatment of traumatic injuries.

Affected Persons: Suspended workers, rescue team members, and any worker involved in the emergency response.

Initial Risk Assessment

Likelihood	Severity	Risk Rating
Possible	Catastrophic	Extreme

Control Measures

• Develop a written rescue plan specific to the BMU, building geometry, and access constraints before work begins.
• Provide rescue equipment on site and immediately available, including retrieval devices, descent equipment, communication devices, and first-aid supplies.
• Assign trained rescuers and define roles, communication protocols, and escalation steps for contacting emergency services.
• Conduct rescue drills and simulated rescues at planned intervals and before high-risk jobs.
• Ensure the rescue plan addresses self-rescue, assisted rescue, ladder rescue, rope rescue, and mechanical retrieval where applicable.
• Review the rescue plan immediately before work starts and update it if conditions change.

Residual Risk Assessment

Likelihood	Severity	Risk Rating
Unlikely	Major	High

6. Inadequate operator competency, poor supervision, or unsafe decision-making during BMU setup and operation.

Potential Consequences: Incorrect rigging, misuse of controls, collision, fall exposure, equipment damage, or emergency response delays.

Affected Persons: BMU operators, cleaners, supervisors, maintenance staff, and persons below the work area.

Initial Risk Assessment

Likelihood	Severity	Risk Rating
Possible	Major	High

Control Measures

• Restrict BMU operation to competent, trained, and authorized personnel.
• Verify training in BMU operation, suspended access safety, fall protection, rescue awareness, and emergency communications.
• Use a permit-to-work system requiring supervisor authorization and confirmation that pre-use checks are complete.
• Provide task-specific supervision for first-time jobs, unusual building configurations, adverse weather, or complex rescue conditions.
• Stop work if workers are unsure of procedures, equipment condition, or rescue arrangements.

Residual Risk Assessment

Likelihood	Severity	Risk Rating
Unlikely	Major	Medium

7. Inspection and maintenance deficiencies affecting BMU structural components, ropes, anchors, connectors, brakes, or PPE.

Potential Consequences: Progressive equipment deterioration, sudden failure, reduced load capacity, uncontrolled movement, or fall protection failure.

Affected Persons: Operators, maintenance personnel, and anyone exposed to the suspended load or work area.

Initial Risk Assessment

Likelihood	Severity	Risk Rating
Possible	Catastrophic	Extreme

Control Measures

• Implement a documented inspection and maintenance program for the BMU, fall protection equipment, and rescue equipment.
• Inspect equipment before initial use in each workshift and after any impact loading, abnormal event, or suspected damage.
• Remove from service any component showing cuts, abrasion, distortion, corrosion, wear, non-functioning parts, or other defects.
• Use only equipment that meets manufacturer specifications and applicable regulatory requirements.
• Keep maintenance records, inspection logs, and defect reports available for review.
• Have a competent person verify repairs and return-to-service decisions.

Residual Risk Assessment

Likelihood	Severity	Risk Rating
Rare	Major	Medium

8. Adverse weather and environmental conditions such as high winds, rain, lightning, ice, extreme heat, extreme cold, or poor visibility affecting BMU work.

Potential Consequences: Loss of balance, reduced control, equipment instability, increased slip risk, reduced rescue effectiveness, and heat or cold stress.

Affected Persons: Window cleaners, BMU operators, supervisors, and rescuers.

Initial Risk Assessment

Likelihood	Severity	Risk Rating
Likely	Major	High

Control Measures

• Monitor weather conditions before and during work and suspend operations when conditions exceed safe limits.
• Define wind, lightning, precipitation, temperature, and visibility stop-work criteria in the permit and work method statement.
• Adjust work schedules to avoid severe weather, night work where possible, and periods of poor visibility.
• Provide suitable PPE for weather conditions, including thermal protection, rain protection, and hydration controls as needed.
• Increase supervision and communication checks during changing weather conditions.

Residual Risk Assessment

Likelihood	Severity	Risk Rating
Unlikely	Major	Medium

9. Electrical hazards from nearby overhead lines, building-mounted electrical equipment, or conductive cleaning tools and wet surfaces.

Potential Consequences: Electric shock, burns, arc flash injury, equipment damage, or secondary fall incidents.

Affected Persons: BMU operators, cleaners, maintenance staff, and rescuers.

Initial Risk Assessment

Likelihood	Severity	Risk Rating
Unlikely	Catastrophic	High

Control Measures

• Eliminate exposure by planning work away from electrical hazards where possible.
• Maintain safe approach distances and isolate or de-energize electrical sources when required and authorized.
• Use non-conductive tools and equipment where appropriate and avoid wire rope where electrical hazards are anticipated.
• Inspect the work area for energized components before starting and include electrical hazards in the permit-to-work review.
• Train workers to recognize electrical hazards and stop work if unexpected electrical exposure is identified.

Residual Risk Assessment

Likelihood	Severity	Risk Rating
Rare	Major	Medium

5. General Control Measures

• Implement a permit-to-work system for all BMU window-cleaning operations.

The permit should confirm competent personnel, equipment readiness, weather suitability, exclusion zones, rescue readiness, and authorization to start work. Work must not begin until the permit is approved and communicated to all involved parties.

• Establish and enforce exclusion zones below and around the BMU work area.

Use barricades, signage, and access control to prevent entry by workers, occupants, and the public into drop zones and swing-fall exposure areas.

• Apply a pre-start inspection and defect reporting process for all BMU, fall protection, and rescue equipment.

Inspect before each shift, after any impact or abnormal event, and after maintenance. Remove defective items from service immediately and record corrective actions.

• Use a hierarchy of controls approach before relying on PPE.

Where practical, eliminate or reduce the need for height exposure, then apply engineering controls, administrative controls, and finally PPE as the last line of defense.

• Maintain effective communication between the platform, ground crew, supervisor, and rescue team.

Use primary and backup communication methods such as radios or phones, and confirm call signs, emergency triggers, and escalation steps before work begins.

6. Emergency Preparedness

• A written rescue plan shall be in place before work begins and must address prompt retrieval of a suspended worker, including self-rescue, assisted rescue, rope rescue, ladder rescue, and mechanical retrieval methods appropriate to the site and BMU configuration.
• Rescue equipment, first-aid supplies, and communication devices shall be available at the worksite and kept immediately accessible for rapid deployment in the event of a fall, medical emergency, or equipment failure.
• The rescue plan shall identify trained rescuers, their roles, the communication protocol, the method for initiating rescue, and the route for emergency medical transport if hospital treatment is required.
• Workers and rescuers shall be trained to recognize suspension trauma and other urgent medical conditions, and the plan shall require immediate action rather than waiting for external emergency services alone.
• Emergency procedures shall include stopping the BMU, securing the area below, isolating hazards, and preventing further movement or exposure while rescue is underway.

7. Training Requirements

• BMU Operator Competency Training: Operators shall be trained and assessed as competent in BMU controls, start-up and shutdown, emergency lowering, load limits, communication procedures, and recognition of abnormal operating conditions. Training must be task-specific and refreshed when equipment, procedures, or site conditions change.
  • Normal operating controls and emergency stop functions
  • Pre-use checks and defect recognition
  • Safe movement, positioning, and shutdown
  • Response to power loss, mechanical malfunction, or alarm conditions
• Working at Height and Fall Protection Training: All workers using the BMU or exposed to fall hazards shall receive training in fall prevention, fall arrest, travel restraint, anchor use, free-fall limitations, inspection of harnesses and connectors, and limitations of the selected system. Training should emphasize correct tie-off, compatibility of components, and the consequences of improper use.
  • Harness fitting and adjustment
  • Connector compatibility and automatic-locking hardware
  • Inspection before each use
  • Removal from service criteria for damaged equipment
• Dropped Object Prevention Training: Workers shall be trained to secure tools, materials, and cleaning equipment to prevent dropped objects. Training shall cover tethering, housekeeping on the platform, exclusion zones, and communication with ground personnel before moving the BMU.
  • Tool lanyards and secured containers
  • Platform housekeeping
  • Barricade and signage requirements
  • Reporting of unsecured items or near misses
• Rescue and Emergency Response Training: Designated rescuers and supervisors shall be trained in the site rescue plan, suspension trauma awareness, first aid, CPR, communication protocols, and the use of rescue equipment. Drills should be conducted regularly and before high-risk jobs to maintain readiness.
  • Rescue initiation and command structure
  • Use of retrieval and descent equipment
  • First aid and CPR
  • Post-incident reporting and scene control
• Permit-to-Work and Supervision Training: Supervisors and permit issuers shall be trained to verify weather conditions, equipment status, competency, exclusion zones, and rescue readiness before authorizing work. They must also know when to suspend work due to unsafe conditions.
  • Permit review and authorization
  • Stop-work authority
  • Weather and environmental thresholds
  • Coordination with building management and occupants

8. Monitoring and Review

Review Frequency: Annually, and immediately after any incident, near miss, equipment failure, rescue event, significant change to the BMU system, or change in work conditions or legislation.

Monitoring Type	Frequency	Responsible Party	Description
Pre-Use Inspection	Before each shift and after any abnormal event	BMU operator and competent supervisor	Inspect the BMU, suspension system, fall protection equipment, rescue equipment, and tools for wear, damage, compatibility, and correct function. Confirm that defects are removed from service and recorded before work starts.
Worksite Supervision and Compliance Check	Continuous during operations	Supervisor or competent person	Monitor worker positioning, tie-off, exclusion zones, communication, housekeeping, and adherence to the permit-to-work. Stop work immediately if unsafe conditions, unauthorized access, or equipment issues are observed.
Weather and Environmental Monitoring	Before work begins and at regular intervals during the shift	Supervisor and BMU operator	Track wind, rain, lightning, temperature, visibility, and other environmental factors that may affect safe operation or rescue. Suspend work when conditions exceed defined limits.
Inspection and Maintenance Audit	Monthly or per manufacturer/regulatory schedule, whichever is more stringent	Maintenance manager and competent inspector	Review inspection records, maintenance logs, defect reports, and corrective actions for the BMU, fall protection systems, and rescue equipment. Verify that overdue maintenance or unresolved defects do not remain in service.
Rescue Drill and Readiness Review	At least annually and before complex or high-risk jobs	Emergency response coordinator and designated rescuers	Test the rescue plan, communication methods, equipment availability, and response times through drills or simulations. Update procedures based on lessons learned, changes to the building, or changes in equipment.

9. Special Circumstances

• High winds, rain, lightning, ice, snow, or extreme temperatures may increase instability, reduce visibility, and affect both BMU operation and rescue capability. Work should be suspended when conditions exceed defined safe limits.
• Night work or low-light conditions increase the likelihood of communication errors, dropped objects, and misjudgment of distances. Additional lighting, supervision, and access control are required.
• Lone work is not permitted for BMU window cleaning unless a specific risk assessment and rescue arrangement demonstrate that prompt assistance can be provided. A second competent person should be available where rescue or emergency intervention may be required.
• Work near public areas, occupied floors, or traffic routes requires enhanced exclusion zones, coordination with building management, and additional dropped-object controls.
• Any change in building façade geometry, anchor arrangement, or access route requires a fresh pre-job assessment before work resumes.

Approval and Sign-off

This risk assessment has been reviewed and approved by:

Assessor: _________________________ Date: __________

Manager/Supervisor: _________________________ Date: __________

Safety Representative: _________________________ Date: __________

This risk assessment must be reviewed annually, and immediately after any incident, near miss, equipment failure, rescue event, significant change to the bmu system, or change in work conditions or legislation. or when significant changes occur.

Safety powered by SALUS