Regulations to Consider with Building Maintenance Units
By: Eurosafe Solutions
Tags: Rules, Cradle, Regulation, Building Maintenance, Units

Often referred to as a window cleaning cradle, a gondola or a gantry, Building Maintenance Units (BMU’s) are a type of permanent mechanical access equipment generally installed on the building’s roof level that is operated manually, automatically or by remote-control.

The BMU can be installed in a static location or on fixed or free-standing tracks, allowing the unit to traverse the full perimeter of the roof. From the main unit a telescopic jib suspends a cradle or basket over the edge of the building that can be lowered or raised allowing access to all of the building’s façade for general maintenance, cleaning and repairs such as glazing and façade panel replacement.

Regulations

As Building Maintenance Units (BMUs) are specialist access equipment used at height, only competent and properly trained and instructed operators are permitted to use this equipment. Users of this type of equipment must ensure:

The manufacturers safe working load is NEVER exceeded by the weight of people and equipment

The equipment is not used in weather conditions outside the manufacturers ‘safe’ quoted ranges

They use suitable fall prevention/fall arrest equipment e.g. a full body harness with energy absorbing lanyards. Such equipment should conform to relevant standards

All tools and equipment taken into the cradle are secured e.g. by suitable lanyard

Often several organisations will be involved in these tasks. Everyone in the risk management chain must ensure their collective activities are co-ordinated and controlled, minimising risks to their employees and others who may be affected by their activities.

Below is a summary of the action’s individuals should take, dependent upon on their role.

Building Owner

The duty holder for/person in control of the building must ensure that contractors are provided with:

Site specific instruction on accessing the equipment

Access to Operating and Maintenance Instructions for the equipment

Copies of the relevant certification (i.e. LOLER Certificate, plus Inspection, Maintenance and Testing Records for the equipment confirming that it is suitable for use)

Emergency procedures and rescue plan

It is common practice for building owners/managers to complement the provision of information to contracting companies with site specific induction training for operatives working on their site.

Window Cleaning Contractors

Contractors must ensure that their employees and any sub-contractors;

Are fully trained and competent to use the equipment on site

Have received site specific instruction on accessing the equipment safely

Request LOLER thorough examination reports, as well as maintenance/inspection/testing records before work is carried out

Know how to obtain the equipment Operating and Maintenance Instruction on site

Have read, and confirmed they have understood, the emergency procedures

Are aware of their individual responsibilities, to follow agreed safe system of work procedures

Are aware of systems in place to record operative attendance on site

Window Cleaning Operatives

Must:

Attend any site-specific training provided by the building owner/manager

Read, and question any misunderstanding, all site specific and equipment instructions provided by their employer or the building owner

Adhere to agreed safe system of work practices

Use all safety equipment as instructed, including that designed to prevent your tools falling to the ground

Report any matters which may affect safety e.g. damage to equipment or incidents whilst working

The bespoke nature of Building Maintenance Units means early engagement with the architect or building owner which is essential. Providing an initial cost-effective design that not only meets statutory requirements but has taken into consideration all of the access needs of the building, throughout its lifetime, is paramount to a successful installation.