If you're responsible for a commercial property, you've probably asked yourself this question at some point:
"What happens if a window cleaner gets injured while working on my building?"
It's one of those questions you hope you never have to answer, but it's also one that's becoming increasingly common among property managers, facility directors, and business owners.
After digging into guidance from OSHA, insurance providers, and industry organizations, I found that there isn't a simple answer. Liability depends on a variety of factors, including who employed the worker, what caused the injury, whether negligence was involved, and what insurance coverage existed before work even started.
What surprised me most wasn't that accidents can happen. It was how much of the risk can be managed before the first ladder is set up or the first rope is lowered.
Many people assume that if someone is injured on their property, they're automatically responsible.
That's not necessarily true.
In many situations, an injured employee is covered by their employer's Workers' Compensation Insurance. However, liability can become much more complicated if unsafe property conditions contributed to the accident or if negligence played a role.
For example, issues such as deteriorated roof access, defective anchor points, or known hazards that weren't addressed could become factors when determining responsibility. Every incident is unique, which is why these situations are evaluated individually rather than by a one-size-fits-all rule.
The biggest takeaway from my research is that the best time to think about liability isn't after an accident. It's before you hire the contractor.
One of the clearest patterns I found during my research was that reputable commercial window cleaning companies almost always carry two essential types of insurance.
Workers' Compensation is designed to provide benefits to employees who are injured while performing their jobs.
Depending on the claim, it may help cover:
The purpose is twofold. It helps protect injured workers while also reducing the likelihood that employers face direct lawsuits from their own employees for workplace injuries.
(https://www.dol.gov/general/topic/workcomp)
General Liability Insurance serves a different purpose.
Rather than covering employees, it generally helps protect against claims involving:
For example, if equipment accidentally damages a storefront window or a pedestrian is injured by falling equipment, General Liability Insurance may help respond depending on the circumstances and policy terms.
Both policies serve different roles, and together they create an important layer of protection for both the contractor and the customer.
(What Does General Liability Insurance Cover?Texas Insurance Agencyhttps://gettia.com › Blog)
Umbrella Liability Insurance acts as an ultimate safety net. Rather than serving as your first line of defense, it extends the protection of a contractor's underlying general liability, commercial auto, and employer's liability policies (typically in $1 million increments) by protecting against:
For example, if a contractor's equipment causes severe damage to a building resulting in a claim that goes beyond the limits of their primary General Liability policy, the umbrella policy steps in to provide the additional coverage. It serves as a critical final buffer, ensuring that even a worst-case accident doesn't result in devastating financial exposure for the property owner or the contractor.
(https://www.techinsurance.com)
Before researching this topic, I had heard people mention a "Certificate of Insurance," or COI, but I wasn't entirely sure what it actually showed.
A Certificate of Insurance isn't the insurance policy itself.
Instead, it's a document issued by the contractor's insurance company that summarizes important coverage information, including:
Many commercial property managers request a current COI before work begins because it provides quick verification that the contractor's coverage is active.
For larger commercial projects, owners may also require the contractor to list them as an additional insured when appropriate for the work being performed.
(https://gritinsurance.com/blog/certificates)
Insurance is only one part of the equation.
OSHA requires employers to provide a workplace free from recognized hazards and to train employees to perform their jobs safely.
For commercial window cleaning, that can include proper fall protection, personal protective equipment, equipment inspections, and worker training.
OSHA's window cleaning regulations also place responsibilities on building owners in certain situations, particularly when rope descent systems and rooftop anchor systems are used. Building owners may be required to verify that anchor systems have been properly inspected and certified before contractors use them.
That was something I hadn't realized before researching this topic. Safety responsibilities aren't always limited to the contractor.
(https://www.osha.gov/workers)
The more I researched, the more one conclusion kept coming up:
The easiest way to reduce liability is to vet the contractor before they ever begin work.
Some questions worth asking include:
A reputable contractor should be able to answer these questions confidently and provide documentation without hesitation.
Commercial properties aren't just protecting buildings.
They're protecting employees, tenants, visitors, customers, vendors, and everyone moving around the property every day.
Hiring a contractor with strong safety procedures and proper insurance isn't simply about reducing paperwork. It's part of managing operational risk.
Even though accidents are relatively uncommon when professional safety practices are followed, verifying insurance and training beforehand helps ensure everyone knows their responsibilities if something unexpected does happen.
One thing that stood out during my research is that liability isn't determined by a single document or insurance policy. It's usually the result of preparation, communication, and choosing qualified contractors before work begins.
While no company can eliminate every risk associated with working at heights, asking the right questions upfront can significantly reduce uncertainty later.
Before hiring any commercial window cleaning company, ask for a current Certificate of Insurance, confirm that both General Liability and Workers' Compensation policies are active, and ask about the company's safety training program. If the project involves rope access or high-rise work, it's also worth asking how technicians are trained, evaluated, and whether their work complies with current OSHA requirements. Spending a few extra minutes verifying these details can provide peace of mind and help protect your business long before the work begins.
-No, liability is not automatic. If the window cleaning contractor carries active Workers’ Compensation Insurance, the injured worker’s medical costs and lost wages are typically covered by that policy. However, a property owner or manager can be held liable if the accident was caused by unsafe property conditions, such as uncertified roof anchors or known hazards that were left unaddressed.
-These two policies protect against entirely different risks:
-A COI is a one-page summary issued directly by the contractor’s insurance agency. It acts as official proof that their General Liability and Workers’ Compensation policies are active, showing you the exact policy numbers, coverage limits, and expiration dates. You should always request a fresh COI sent directly to you before any work begins on your building.
-Yes, especially for high-rise buildings. Under OSHA regulations, if window cleaners are using a rope descent system (RDS), the building owner is responsible for providing written verification that the rooftop anchor points have been inspected, tested, and certified to support at least 5,000 pounds. Contractors are legally prohibited from using anchors that have not been certified.
To protect your property and ensure a safe job, always ask these five questions:
Tags: Commercial Window Cleaning, Property Management, Facility Management, Workers' Compensation, General Liability Insurance, Certificate of Insurance, COI, Commercial Property Maintenance, OSHA Compliance, Fall Protection, Window Cleaning Safety