Aidan Bar-Lev-Wise
Under BC's Standard Bylaws, the strata is responsible for repairing and maintaining windows on the exterior of the building, so in many Burnaby condos and townhouses the strata organizes the outside cleaning while owners look after the inside. Bare land stratas are the exception, and your own strata's bylaws and budget decide who actually books the window cleaning.
This guide walks through what the bylaws say, where to check your own strata's rules, and what owners and strata councils should ask before anyone books a window cleaner.
Who Is Responsible for Window Cleaning in a Strata?
Under BC's default rules, the strata corporation is responsible for maintaining exterior windows, and each owner is responsible for their own unit. The Standard Bylaws say the strata must repair and maintain "doors, windows and skylights on the exterior of a building or that front on the common property" (BC Laws, 2026).
Owners have the other half. Under the same Standard Bylaws, an owner must repair and maintain their own strata lot, except for the work the strata is responsible for. The same goes for limited common property an owner has the use of, like a balcony (BC Laws, 2026). For cleaning, some stratas arrange the outside of the glass and leave the inside to owners.
Bare land stratas are different
Some townhouse complexes are bare land stratas, where each strata lot includes the land and the home on it. The strata's duty to maintain exterior windows on a strata lot applies only to "a strata lot in a strata plan that is not a bare land strata plan" (BC Laws, 2026). In a bare land strata, the windows on your home are yours to maintain under the Standard Bylaws, unless your strata has filed different bylaws.
The word "cleaning" isn't in the bylaws
The Standard Bylaws talk about repair and maintenance. They don't mention cleaning. That's why window washing is handled differently from one strata to the next: some treat exterior window cleaning as part of building maintenance and budget for it, while others leave it to owners.
Standard Bylaws vs your strata's own bylaws
The Standard Bylaws apply except where your strata has filed different bylaws. The Province of BC explains that "the Standard Bylaws are the 'default' bylaws for a strata corporation," and that "bylaws that are different from the Standard Bylaws must be filed at the Land Title Office to be effective" (Province of British Columbia, 2024). So the answer for your building is in your strata's filed bylaws, or the Standard Bylaws if it hasn't filed different ones.
Where to Check in Your Own Strata
Three documents tell you who handles window cleaning in your building:
- Your strata's bylaws. Look for the sections on repair and maintenance, and on limited common property like balconies and patios.
- Council minutes. Window cleaning often shows up as a recurring maintenance item, with the dates and the company the council approved.
- The annual budget. A line for window cleaning or exterior maintenance usually means the strata books it for the whole building.
If you can't find them, ask your strata manager or a council member. A strata must give its owners and tenants access to its bylaws and rules (Province of British Columbia, 2024).
Townhouses vs Low-Rise Condos in Burnaby
The answer can change with the type of building. In a townhouse complex, most windows are on the ground floor or the second storey, and some stratas leave each owner to arrange their own cleaning. In a low-rise condo building, upper-floor windows can only be reached from outside with the right equipment, so the strata usually organizes one cleaning for the whole building.
Balcony glass sits in between. Balconies are often limited common property, set aside for your unit's use. Even so, the Standard Bylaws keep balconies, railings and exterior windows on the strata's maintenance list "no matter how often the repair or maintenance ordinarily occurs" (BC Laws, 2026). Check your own bylaws for how your strata splits it.
Our crew cleans windows up to 4 storeys high from the ground with a water-fed pole, which suits townhouse complexes and low-rise buildings up to that height.
Can Owners Book Their Own Window Cleaning?
For the inside of your windows, usually yes. Cleaning the inside of your own windows is generally up to you, though some bylaws set rules for contractors working in the building, so check yours.
For the outside, ask your strata council first. Under the Standard Bylaws, exterior windows are usually on the strata's maintenance list, the work happens on the outside of the building, and the council may already have a building-wide cleaning scheduled or a company it requires for insurance and access reasons. Your strata manager can confirm what applies in your building.
What a Strata Council Should Ask a Window Cleaner
A strata council should check a window cleaning company's insurance, WorkSafeBC status and plan for residents before the work starts. Ask for:
- Proof of liability insurance, to keep on file
- A WorkSafeBC clearance letter, which shows whether the company is registered and up to date with its payments (WorkSafeBC, 2021)
- A notice plan for residents, so owners know when the crew will be on their side of the building
- Before and after photos, so the council can see what was done
- A clear scope: which windows, inside or outside, and whether frames and screens are included
Our guide to being home for window cleaning and checking a cleaner's WorkSafeBC status walks through the steps. Our page on window cleaning for strata buildings in Burnaby covers how we work on multi-unit properties.
How We Clean Windows for Burnaby Stratas
We clean exterior glass and frames with a water-fed pole and deionized water, from the ground, up to 4 storeys high. Every job starts with a walkthrough to check the glass and set expectations, and we take before and after photos on every job.
WashTech is WorkSafeBC compliant and carries $2 million in liability insurance, and we provide compliance documentation for strata councils and property managers. Learn more about our window cleaning in Burnaby, or our full window cleaning service across Greater Vancouver.
Frequently Asked Questions
Who pays for window cleaning in a strata?
If the strata organizes the cleaning, it's usually paid from the strata's operating fund, which owners fund through their strata fees. If your strata leaves window cleaning to owners, each owner pays for their own unit.
Do I need to be home when the strata's window cleaners come?
On a building-wide clean, we walk through the job with whoever booked it, such as the council or strata manager. Your strata's notice tells you when the crew will be on your side of the building, so you can clear anything in front of the glass.
Can the strata ask me to clear my balcony?
Your strata's notice may ask you to move furniture and plants away from the glass so the crew can clean it. Check the notice and your bylaws for what your strata expects.
How often should a strata clean its windows?
We recommend two or three window cleanings a year for most Burnaby homes and strata buildings. Our guide on how often to clean windows in Vancouver explains how location and weather change that number.
Key Takeaways
- Under BC's Standard Bylaws, the strata repairs and maintains exterior windows, and owners maintain their own strata lot. In a bare land strata, the windows on your home are usually yours.
- The bylaws don't mention cleaning, so who books window washing depends on your strata's own bylaws and budget.
- Check your strata's filed bylaws, council minutes and annual budget for the answer in your building.
- Cleaning the inside of your windows is usually up to you; ask council before booking an exterior clean.
- Councils should ask for liability insurance, a WorkSafeBC clearance letter, a notice plan and before and after photos.
If you'd like a clear and straightforward quote for your Burnaby strata or townhouse, contact WashTech and we'll get back to you quickly.