Business · 3 min read · Updated 6 November 2026
Commercial soft washing: planning for offices, schools and flats
Why commercial jobs are different
A commercial building brings larger areas, greater heights, public footways, occupants who cannot simply stay indoors and often a client who needs paperwork before any work starts. The cleaning method may be the same as on a house, but the planning is not. A well-run job starts with a survey and a clear plan for access, protection, timing and communication.
Typical commercial buildings
| Building type | Common challenges | Usual timing |
|---|---|---|
| Offices | Car parks, entrances, glazing, staff access | Weekends or early mornings |
| Schools | Safeguarding, play areas, buses | School holidays |
| Blocks of flats | Residents' cars, balconies, communication | Weekdays in stages |
| Retail units | Shopfronts, customers, public footway | Before opening |
| Industrial units | Cladding, vehicles, large areas | Planned around operations |
| Care homes and healthcare | Vulnerable occupants, windows and ventilation | Agreed with management |
Glass curtain walling, metal cladding and painted steel are common on modern commercial buildings and each needs a suitable product, as some solutions can mark glass, anodised aluminium or powder-coated metal if left to dry. Tell the contractor what materials the building uses, or let them confirm at the survey.
Paperwork you should expect
Most commercial clients and facilities managers expect a contractor to provide documents before starting. These help show the work has been thought through and allow your own health and safety team to check it.
- Risk assessment and method statement for the job
- Safety data sheets for the products to be used
- Details of access equipment and operator training, for example for MEWPs
- A programme showing which elevations will be cleaned when
- Arrangements for protecting the public, pedestrians and vehicles
- Arrangements for run-off and drains
- Permits, such as for using a cherry picker on the highway, where needed
Ask how the contractor manages product storage and mixing on site, especially on school and healthcare sites where members of the public or children may be nearby.
Access equipment
Under the Work at Height Regulations 2005, work at height must be properly planned, and working from the ground is preferred where possible. Low-rise buildings can often be cleaned using long reach poles and hoses from the ground. Taller buildings usually need a mobile elevating work platform, often called a cherry picker, scaffold or towers, or rope access for very tall or hard-to-reach facades.
Equipment choice has a large effect on price and programme. A cherry picker on a public road may need a highway licence and pedestrian management, while scaffold takes longer to put up but may already be in place for other work.
Run-off, drains and the public
Commercial sites often have surface water drains that discharge straight to watercourses. Soft wash solution and dirty rinse water should be controlled so they do not enter those drains in harmful quantities. Contractors may use drain covers, careful rinsing and dilution, or collect water where needed. Pedestrian routes below the work should be closed or diverted, and entrances kept clear and safe.
Communication with occupants
Most problems on commercial jobs come from people not knowing what is happening. Clear notices a week or so before the work, and again the day before, avoid cars being parked under the work area, windows being left open and complaints about noise or spray. For blocks of flats, letters to each resident and notices in communal areas are usual. For offices and schools, a short briefing to the facilities manager or site staff is often enough.
- Dates, times and which elevations will be cleaned each day
- Which car park spaces and entrances will be closed
- A request to keep windows and vents closed
- Advice about bringing in washing and keeping pets indoors
- A contact name for questions on the day
Clearly marked barriers and signs around the working area, and a person on the ground watching for pedestrians when working above public areas, help keep the job safe.
Pricing and contracts
As a guide, commercial soft washing is usually priced at around £4 to £8 per square metre, with access equipment, out-of-hours working and complex sites adding to the cost. Most jobs are priced after a survey. For larger estates, a planned cleaning cycle covering several buildings over two or three years helps spread cost and keeps the estate looking consistent.
Frequently asked questions
Can soft washing be done while a building is occupied?
Yes, with planning. The working area and the space below it are closed off, windows and vents near the work are kept closed, and occupants are told in advance. Many offices and shops prefer weekends or early mornings so entrances are clear. Schools usually book holidays. For blocks of flats, work is often done elevation by elevation with notices to residents.
Do we need a survey before a commercial soft wash quote?
For most commercial sites, yes. Photos can give a rough idea, but a survey lets the contractor check heights, access, surfaces, drains, parking and public areas, and plan equipment. That leads to a more accurate fixed price and a method statement that reflects the real site, which most facilities managers need before approving the work.
How long does a commercial soft wash take?
It depends on the size of the building, the access method and the hours available. A small office or retail unit may take a day. A block of flats or a school might take several days or more, often split across weekends or holidays. The programme should be agreed beforehand so occupants know which areas will be affected each day.
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