Commercial Window Cleaning RFP Guide (Colorado, 2026)

Required RFP Sections

1. Building specifications. Total glass area (sq ft), story count, building type (office, retail, multi-tenant, HOA, etc.), notable access challenges (rooftop equipment, atrium glass, leaded windows).
2. Service frequency. One-time, monthly, quarterly, semi-annual, annual. Specify whether you want fixed-date vs flexible scheduling.
3. Scope of work. Interior, exterior, both. Screens removed/cleaned. Sills and tracks vacuumed. Frames wiped. Solar tubes/skylights included or extra.
4. Insurance requirements. Minimum $1M general liability for low-rise, $2M for high-rise. Workers' compensation per state law. Vendor must list your property as additional insured. COI delivered BEFORE first service.
5. OSHA compliance. For buildings over 4 stories: rope-descent system (RDS) compliant with OSHA 1910.27 + ANSI/IWCA I-14.1-2001. For high-rise (10+ stories): suspended scaffolding or bosun chair certification.
6. Schedule constraints. After-hours work? Weekend availability? Tenant notification lead time? Holiday blackouts?
7. Payment terms. Net-30 is standard. Specify invoicing format (per-visit, monthly statement). Include late-payment terms.
8. Termination clause. 30-day notice for both parties is standard. Spell out what happens to deposits, completed work, and prorated annual fees.
9. References required. Ask for 3 commercial references in your region. Verify them.
10. Bid format. Specify what each line should include (labor, materials, travel, surcharges) so you can compare across bids.

Common Pitfalls

• Lowest bid often isn't the cheapest. Companies bidding 30%+ below the median typically cut corners on insurance or use undocumented subcontractors. The cost when something goes wrong is far more than the savings.
• "All-inclusive" bids that aren't. Read the fine print on weather delays, re-do policy, after-hours surcharges, and travel fees. Some "flat" bids have $200+ in fees buried.
• No COI before first service. Don't let crew on your property without a current Certificate of Insurance listing your property as additional insured. If the vendor can't produce one same-day, find another.
• Subcontractor issues. Some commercial bidders subcontract the actual work. Ask explicitly: is the work done by your employees or by 1099 contractors? Insurance and quality vary.
• Vague high-rise rope-descent qualifications. "OSHA certified" isn't a thing. Ask for specific RDS training records and the ANSI compliance docs.

Scope Template (Copy & Edit)

SCOPE OF WORK — Commercial Window Cleaning

Building: [Name, Address]
Total glass: ~[N] sq ft (interior + exterior)
Stories: [N]
Service frequency: [Monthly / Quarterly / Annual]

Included per service:
- Interior + exterior glass cleaning
- Screen removal, hand-washing, reinstallation
- Sill (interior ledge) detail vacuum
- Frame wipe (painted or wood border)
- Track (bottom slide channel) detail
- All visible windows (skylights extra unless noted)

Insurance:
- $2M general liability listing [Property Name] as additional insured
- Workers' compensation per Colorado law
- COI delivered to [PM email] before first service

Schedule:
- Service window: [day/time]
- 48-hour tenant notification minimum
- Weather reschedules without upcharge

Payment:
- Net-30
- Single monthly invoice
- 1.5%/month late fee per Colorado statute

Frequently Asked Questions

What insurance should a commercial window cleaning company carry?

Minimum: $1M general liability + state-required workers' comp. For multi-story or high-rise: $2M+ general liability is standard. Always ask for a Certificate of Insurance (COI) listing your property as additional insured BEFORE service. Don't accept verbal assurances or expired certificates.

What should a commercial window cleaning RFP include?

Building specs (sq ft of glass, story count, access constraints), frequency (one-time, monthly, quarterly), scope (interior, exterior, both, screens, sills, frames), insurance requirements ($2M GL + COI), OSHA compliance for high-rise (rope-descent certification), schedule constraints (after-hours, weekend), payment terms (net-30 standard), and termination clause.

How much should commercial window cleaning cost?

Highly variable. Storefronts: $150-$500 per visit. Office buildings: $0.05-$0.15 per square foot of glass per cleaning (10,000 sq ft glass = $500-$1,500). High-rise rope-descent: $0.10-$0.40 per sq ft. The right comparison is among 3 vetted bids, not vs. industry benchmarks (which vary too much by region).

Should I sign an annual contract or pay per-visit?

Annual contracts get 10-20% off per-visit pricing because the vendor can route plan and schedule efficiently. Per-visit is right for testing a new vendor. Most commercial accounts move to annual after 1-2 successful per-visit cleans.

What's a fair payment cycle for commercial window cleaning?

Net-30 is standard. Net-15 is reasonable for first-time vendors. Net-60 is pushing it — most quality vendors will decline or charge more. If you require net-45+ for accounting reasons, mention it in the RFP so vendors can price accordingly.

What questions should I ask a commercial window cleaning bid?

(1) How many similar buildings have you serviced? (2) Can I see 3 commercial references in Colorado? (3) What's your safety record (OSHA logs)? (4) Who specifically will do the work — your employees or subcontractors? (5) What's your warranty and re-do policy? (6) Can you handle weather delays without upcharge? (7) Do you have backup capacity if a key tech is unavailable?

Should I bundle window cleaning with other exterior services?

Yes, for cost savings. Pressure washing of the exterior facade, gutter cleaning, and soft-wash of the building exterior all benefit from a single coordinated visit. Bundle pricing is typically 10-20% less than booking each separately.