The short answer
The contractor runs the work safely. The property manager and owner are responsible for the building side: certified anchors, choosing a qualified and insured vendor, protecting occupants and the public, and keeping the records. When an uninsured or undertrained crew gets hurt on your property, the exposure does not stay with them.
1. Anchors and access equipment
Under OSHA 29 CFR 1910.27, before any rope descent system is used, the building owner must confirm in writing that each anchorage has been identified, tested, certified and maintained to support at least 5,000 pounds in any direction for each worker attached, based on an annual inspection and certification at least every 10 years.
Permanent powered platforms fall under OSHA 29 CFR 1910.66, which requires the owner's written assurance that the installation has been inspected, tested and maintained. See the roof anchor and fall protection compliance guide.
2. Choosing a qualified vendor
- W2 employees, not subcontracted crews you cannot vet
- General liability and workers comp, with a certificate of insurance naming the property
- A site-specific safety plan for the job
- Technicians certified before at-height work
- Equipment and anchors inspected on a schedule
More in the vendor selection and procurement guide.
3. Protecting occupants and the public
- Tenant notice before exterior and interior work
- Operable windows kept closed during exterior work
- Ground-level safety zones and clear entrance routing
- Sensitive tenants consulted before the schedule is set
See tenant coordination and sidewalk and staging requirements.
4. Records
- Anchor inspection and certification records
- Vendor certificates of insurance, current for every job
- Safety plans and any incident reports
Keep them where ownership, insurers and auditors can find them.
Who does what
| Area | Property manager or owner | Contractor |
|---|---|---|
| Anchors | Inspect, certify and maintain; confirm in writing | Verify before any drop; use none without written confirmation |
| Vendor | Require insurance, safety plan and qualified crews | Carry coverage; provide the certificate and documentation |
| Occupants | Notice, window closures, entrance routing | Safety zones, secured tools, work plan |
| Records | Keep them on file | Provide inspection, certification and safety records |
Talk to your insurer and counsel about how your contracts allocate risk.
Reduce the risk with one accountable partner
S&K is built to take that risk off your plate:
- 100% W2 crews. Trained, insured S&K employees, never subcontractors.
- A site-specific safety plan for every at-height job, with anchor verification and a certified crew assigned.
- Equipment inspected on a schedule. Lifts, swing stages and rope-access gear are inspected and serviced routinely.
- Certificates of insurance on request, and documentation you can hand to ownership, insurers or auditors.
Through our long-time anchor partner, we also install, inspect and certify anchors, so the owner's side of the anchor obligation is handled too. See safety and compliance.
