The short answer
- Class A: quarterly exterior cleaning is the common baseline, with monthly service for lobbies, atriums and busy entrances.
- Class B and C: the visual bar is lower, so programs are usually leaner. The floor is the same for every class: clean often enough that minerals never bond to the glass.
Why asset class changes the schedule
Asset class is shorthand for what a building competes on. Class A office competes on image and tenant experience, so the glass has to show well for tenants and prospects year-round. Class B and C buildings compete more on cost, so the program is built around visibility and protecting the glass.
Expectations by class
| Class | What the building competes on | Typical window program |
|---|---|---|
| A | Image, amenities, tenant experience | Quarterly exterior, monthly lobbies and entrances, interior on a set cycle |
| B | Value and tenant retention | Entrances and ground-floor glass on a regular cadence, facade on a planned program |
| C | Cost and occupancy | Entrances kept presentable, facade cleaned before buildup can etch |
Class B and C programs vary widely with exposure and height. Treat these as starting points, not rules.
The floor is the glass, not the class
Skipping cleaning to save money on a Class B or C building often costs more later. Hard-water overspray, runoff and pollution bond to the glass and etch it. After that, the fix is restoration or replacement, not cleaning. See hard water and mineral staining.
Where to spend first on a leaner budget
- Entrances and lobbies. The glass every tenant and visitor sees.
- Ground-floor and retail frontage. Street-level glass shows grime within days.
- Exposed elevations. Sides facing construction, highways, rail, trees or irrigation.
- The facade, on a planned cycle. Often enough to prevent etching.
Repositioning a building
A Class B building competing for Class A tenants needs Class A glass. Moving to a quarterly exterior program and monthly lobbies is one of the cheapest visible upgrades an owner can make.
S&K builds recurring programs across managed portfolios, with one contract and one point of contact. See the annual maintenance planning center.
