EDITED BY DAVID ADLER

METRIC
HANDBOOK
PLANNlNG
AND
DESIGN
DATA
SECOND EDITION Architectural
Press
44 Access for maintenance
CI/Sfb: (75)
UDC: 624.059
Uniclass: MX22

Table II Recommendations for frequency of washing of particular building

KEY POINTS:
types
• Health and safety considerations are of the highest priority
• Design that does not take maintenance into account is
unacceptable
Type of building Side windows Rooflights

Offices Every 3 months* Every 12 months

Contents Public offices, banks, etc 2 weeks 3 months

1 Method and frequency of cleaning Shops Outside every week 6 months

2 Access Inside every 2 weeks

3 Internal access Shops (in main streets) Outside daily 3 months

Inside every week
4 External access
Hospitals 3 months 6 months
5 Roof suspension systems
6 Bibliography Schools 3–4 months 12 months

Hotels (first class) 2 weeks 3 months

Factories (precision) 4 weeks 3 months

Factories (heavy work) 2 months 6 months

1 METHOD AND FREQUENCY OF CLEANING Domestic (by contract) 4–6 weeks –

1.01 Method
*Ground-floor windows facing streets should be cleaned at twice this frequency
The methods by which windows and facades are to be regularly
cleaned and maintained must be considered at an early stage of
design, and the necessary equipment incorporated into the
A general guide to selecting external types of access is shown in
structure. Recent incidents and subsequent legislative measures
44.1. When selecting internal types of access, take into account
reinforce this, and failure to ensure proper provision may result in
possible problems:
very expensive remedial work.
Regular washing with cold or warm water (sometimes with a • Type of window (especially high-rise housing)
mild detergent) is normally adequate, applied either by swab with • Freak draughts
Method of cleaning adjacent exterior cladding
chamois leather to dry and scrim to polish; or by squeegee, which
is much quicker over large areas and when used from cradles.
• windows and disruption to air-conditioning when opening
Between 400 m2 and 500 m2 in eight hours is average, using a
squeegee in ideal conditions.
• Disruption to furniture and activities; possible damage to
property

1.02 Frequency
• Relative cost of providing opening windows (for cleaning from
inside) against cost of cradle (for cleaning from outside)
Table I shows some recommendations for frequency of washing
according to locality, and Table II gives frequency of washing
• Safety (beware cleaners, especially tenants, having to lean out
to clean adjacent fixed lights).
particular building types in non-industrial areas. For industrial
areas and cities the interval between cleans should be halved.

height of bldg (m)

40
2 ACCESS
30
2.01 Internal or external access? 20
Type of access is decided by:
10

• Method and frequency of cleaning 5

• Capital and running costs 7 10 20 30 40 50 60 65 70

• Whether cleaned by tenants or professional window cleaners length of elevation (m)

• Safety requirements Traditional methods (specialist equipment not usually required)

• Appearance of equipment when not in use.

Travelling ladder or manual cradle systems

Removable runway system

Table I Recommended frequency of cleaning per year

Location Ground floor Other Rooflights Manual cradle system

facing street windows
Manual cradle system, semi-powered cradle system or powered
cradle system
London postal area and smoky 16 8 2
industrial areas of large cities
Semi-industrial towns 12 6 2 Powered cradle system with cradle restraint
Non-industrial towns 8 4 1
44.1 Chart for selecting system for external access
44-1
44-2 Access for maintenance

Cleaning the internal glass face is usually no problem unless 3.02 Types of window
inaccessible. To avoid accidents with small children, all opening windows,
Often two separate contractors are given the work of cleaning except possibly those less than 1.5 m above the ground outside,
the inside and outside faces. Cleaning the outside from the outside should now be fitted with devices to prevent them normally
will usually give better results, and can effect long-term savings opening to leave a gap more than about 100 mm. This device has
over the extra cost of providing opening windows to allow to be removeable for cleaning purposes, but the method should
cleaning from inside. obviously be child proof. When any degree of leaning-out to clean
windows is involved, a safety harness linked to an internal
anchorage must be used. Two such examples are shown in 44.6.

3 INTERNAL ACCESS
• minimum
Side-hung casements should have offset pivot hinges to give
100 mm gap, set well forward of the frame which
3.01 Ergonomics
should not be fixed more than 100 mm in from the external face.
Human dimensions related to window cleaning are shown in 44.2
Consider using Continental-type inward-opening casements
to 44.5 and Table III.
which solve most window-cleaning problems.
• Double-opening windows have both side hinges and hopper
hinges allowing for easy cleaning and safety.
560 1200 • Hopper windows opening inwards must be low and narrow for
easy cleaning. If high and large, they can be dangerous.
• Vertical and horizontal sliding sash windows should not be used
for internal cleaning.
• Horizontal and vertical pivot windows are satisfactory for
internal cleaning if they can be fully reversed and securely fixed
2150 max reach up

with locking bolts both when reversed for cleaning and open
normally for ventilation.
max
610

1100 min

850
1650
1350

1800

maximum
downward
44.2 Exterior reach to adjacent fixed light through opening reach for
cleaning
light. Shaded area is average acceptable size for ease of
cleaning
560

1000

1200

44.5 Dimensions of fixed light heights and guard rails for

domestic buildings

840
2150

150
1650
1350

1100
1800
800

44.3 Interior reach to fixed, reversible or pivot window

1000
1670

150
150

44.6 Two situations where cleaning access is from the inside,

14.4 Reach becomes less over bench or worktop but when a properly anchored safety harness should be used
 Access for maintenanc e 44-3

Table III Access to external faces from the inside Note: shaded area indicates glass face

Good Satisfactory Bad

Casement

(1) Inward opening (2) Outward opening with extending hinges (3) Outward opening

Double opening hopper

(4) (5) Inward opening (6) (7) Outward opening

Vertical slide

(8) (9)

Horizontal slide

(10) Top corner reach possible (see 44.2) (11) Corner reach not possible

Horizontal pivot

(12) Completely reversible (13) Not completely reversible and too high
(see 3)

Vertical pivot

(14) Completely reversible (15) Not reversible but at correct height (16) Not reversible and too high (see 44.3)
(see 44.3)
44-4 Access for maintenance

Table III Access to external faces from the inside Note: shaded area indicates glass face

Good Satisfactory Bad

Top hung

(17) Top-hung opening in (18) Top-hung opening out is impossible to clean

Fixed adjacent

(19) Corner reach possible (20) Corner reach impossible

(21) Centre reach possible (22) Centre reach impossible

Access to internal faces

Double glazing

(23) Fully reversible pivot (24) Inward opening casement (25) Top-hung opening. Too large and distorts
when held by corner

• access
Sliding projecting windows can be dangerous for internal
cleaning unless maximum depth is 750 mm, but even
moved up or down the wall. When the ladder is in use, the
wheel is pressed against the wall and becomes the D-shape that
then cleaning can be hazardous. holds it securely, 44.8c.
• Mechanical ladder on mobile chassis. Can be either free-
standing or leant against a wall. More rigid than simple ladders
4 EXTERNAL ACCESS but still only gives access to limited areas.

4.01 Manual cleaning: access from ground • Single stepladder in the form of a mobile trestle. Maximum
height is 5.4 m.
Type of access can be initially assessed from 44.1. Manual
cleaning methods with access from the ground include: • Lightweight portable scaffolding. Height is maximum three
times least base dimension unless weighted, tied back to
• On foot: maximum window height 1.8 m providing there are no
awkward projections.
building, or outriggers fitted. Special scaffolds can be made to
suit building design. Provides safe, rigid platform leaving both
• Single part ladder: up to 3 m, but awkward with long horizontal hands free.
windows (use travelling ladders – see para 4.02. Long-handled
squeegee can sometimes be used instead.
• Zip-up staging in light, hinged aluminium alloy sections each
2.14 m high × 1.6 m long × 1.35 m wide. Height is maximum
• Ladders over 3 m must be secured. Maximum 9 m, safe
inclination 83°. Securing can be with mechanical anchorage, as
four times least base dimension, but outriggers and restraint can
increase this ratio. Again, variations are possible to suit building
to the ground, 44.7. The top of the ladder can be restrained design.
using proprietary ‘D’ wheels, 44.8a. These rubber wheels with
hollows between the rib and the hub are stiff enough to stay
• Mobile folding and telescopic platforms, only for use as
secondary access for difficult areas. Generally of fixed height
round, 44.8b, when the ladder top to which they are fixed is between 12 m and 15 m.
 Ac c e s s f o r ma i n t e n a n ce 44-5

b c

44.7 Ladder with feet supported and fixed in natural ground 44.8 Ladder with top restraint (Ladderfix Ltd). a ‘D’ wheels
fitted to ladder. b D wheel able to roll. c D wheel under load

threaded
Ø8 mm cable swage
composite
wall panel

sheeting rail
(a)

44.10 Fixed ladder leading to interior catwalk

(b) suggest 630 mm as minimum width, but some cleaners will

accept 300 to 500 mm width. A ledge from which a fall of 2 m
44.9 A continuous wire cable with harness-clip that rides or more is possible must be provided with either a guard rail or
through the anchor fixings (Latchways plc). a Fixing to a wall. a continuous safety harness anchorage, as in 44.9. Ledges
b In use requiring the operative to clip, unclip or reclip his safety harness
while on the ledge are not acceptable.
• Catwalks: mainly for lateral movement. Must be level and non-
slip. Maximum gradient of 20° with regularly spaced stepping
4.02 Manual cleaning using permanent access
laths for sloping roofs; above 20° needs steps. Internal catwalks
There are five main possibilities:
need 2 to 2.15 m headroom. Minimum footing width 630 mm
• Balconies: but only if all windows can be reached, otherwise
some other forms of access will be needed.
(870 mm if materials put on gangway): guard rails between
900 mm and 1150 mm above platform when more than 2 m
• Sills and ledges: if continuous, more useful to a professional
window cleaner than a balcony. Construction Regulations 1966
above ground; toe boards 150 mm deep with maximum distance
of 750 mm between the board and lowest guard rail.
44-6 Access for maintenance

gap between
guard rails rail 750 mm 1130 1130
900
to
1150
min 200 mm from any
obstruction
toe board
cage if length over
150 mm x
min 6000
z
inside clearance
gth

min 60° 2020 675 to 750 mm

en

min 70° to
x l

250 to 300 mm
00

pref 65° 2120

ma
60

70° to vertical
75° preffered

a b

44.11 Recommended dimensions for fixed ladders and landings, 44.13 Fixed davits on a roof with parapet
based on Construction Regulations 1966 (with additional
information from Industrial Data Sheet 53) (Australian
Department of Labour). a up to 70°
5.02 Permanent systems: trolley units
x = head clearance,min 1050 mm for 60° slope, 950 mm for 70°
A permanent system is usually desirable and for frequent cleaning
slope
soon covers the extra initial cost; but unless carefully designed and
z = steps, minimum width 100 mm, 200 to 250 mm rise flight
integrated with the structure and facade it can look very unsightly.
width 450 to 750 mm. b over 70° with cage
In all cases roof structure and finishes must be able to carry the
imposed loads. There are two elements to consider: the roof trolley
system and the suspended chair or cradle (see para 5.03) There are
• Fixed ladders: use steps up to 70°, rungs over 70° pitch, 44.10
and 44.11. Vertical ladders not recommended, but where
two trolley systems:

necessarily used must be caged. Use landings every 6 m height • Manual roof trolley consisting of a continuous rail, often RSJ,
positioned about 450 mm in front of the wall face, to which the
positioned to break fall, or use metal mesh safety cage over the
cradle is attached by ropes and castors. The most common is a
ladder.
pair of continuous rails, fixed to the roof about 750 mm apart,
• Travelling ladders: with top and bottom fixings on continuous
rail or channel to allow ladder to slide along and round the
on which runs a cantilevered trolley, 44.14.

facade. Useful for long bands of glazing up to 4.5 m high; can • Powered roof trolley is the most efficient and safest and is
essential for heights of over 45 m. It is also the most expensive,
be fixed at almost any angle.
but can be relatively cheap for large buildings. It must be
considered at the very earliest design stages. The general
principle is the same as the manual trolley except that the unit
5 ROOF SUSPENSION SYSTEMS is powered. Power supply needed is 440 V three-phase.

5.01 Temporary systems

5.03 Suspended units
These are usually hired and erected and dismantled each time.
There are two basic types: chairs and cradles:
There are two systems:

system as shown in 44.12. Rather unwieldy •

Bosun’s chair, 44.15, extensively used for awkward areas and
• Counterweighted
and limited; roof structure and parapet must be capable of
always used with manual gantries. A modem version is the
facing bicycle, with pedals to work the winch.
taking load.
• Fixed davits as shown in 44.13. Same problems as the • Manually operated cradle. A typical standard timber cradle is
shown in 44.16. Not recommended for heights over 30 m.
counterweight system but safer, although horizontal traverse is
more difficult.

There are also a few proprietary portable gantry systems.

C W

T O

packing to protect
outrigger

44.12 Cradle using counterweight system 44.14 Hand-operated roof trolley travelling on twin track. The
To balance C × T = W × O boom can be lowered to the horizontal to deal with projections
for safety C × T should not be less than three times W × O on the face of the building
 Access for maintenance 44-7

1676

1114 762

metal

250 × 32 mm
timber

rubber buffers

1943

44.15 Bosun’s chair in performed plastic 44.16 Standard timber cradle. a Side elevation. b End elevation.
c Plan

a b c d

44.17 Mullion guides. a Standard mullion. b Roller on guide to prevent lateral movement. c Casters on guide to prevent outward
movement. d Standard roller

• materials
Power-operated cradle. Sizes range from 1.8 to 9m width;
can be steel, aluminium or GRP
BS 6037: 1990, Code of practice for permanently installed
suspended access equipment
BS 8213: Part 1: 1991, Code of practice for safety in use and
In all cases some form of manual or mechanical chair or cradle
during cleaning of windows and doors
restraint, and of independent safety harness for the occupants, must
be provided. The only method to provide continuous restraint is a
mullion guide, 44.17.
Health and Safety Executive publications
HSG 150 Health and safety in construction
6 BIBLIOGRAPHY
GS 42 Tower scaffolds
Handbooks CIS No 5 Temporarily suspended access cradles and platforms
AJ Handbook: Design and cleaning of windows and facades. GS 31 Safe use of ladders, step ladders and trestles
Published in The Architects’ Journal from 7 March 1973 to 2 May
1973 (AJ, 7.3.73; 4.4.73; 18.4.73; 2.5.73) (Now somewhat
outdated)
Trade
General The Worshipful Company of Environmental Cleaners
The Construction (Health, Safety and Welfare) Regulations 1996 HCL Safety Ltd
BS 5974: 1990, Code of practice for temporarily installed Ladderlix Ltd
suspended scaffolds and access equipment Total Access (UK) Ltd
METRIC HANDBOOK
PLANNING AND DESIGN DATA
Edited by DAVID ADLER BSc DIC DEng MICE Civil Engineering Consultant

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