Exterior cleaning is one of the most capital-intensive ways to start a cleaning business. The kit costs more, the insurance requirements are stricter, and the safety legislation is more demanding. Get it right from the start and you'll build a profitable, defensible business. Get it wrong and you're either underinsured, breaking health and safety law, or both.
This checklist covers every category of must-have for an exterior cleaning business — window cleaning, pressure washing, softwash and gutter clearing — organised from essential to recommended to optional so you can build your setup in the right order.
⚠ Before you spend anything
Do not buy any equipment before you have public liability insurance in place. If you cause damage to a property on your very first job without insurance, you are personally liable. Quote your first job, get insured, then buy equipment you've confirmed you need.
£1,500–£4,000Starter kit cost (WFP + pressure wash)
£150–£350/yrPublic liability insurance from
£25–£60kTypical year-one revenue potential
1. Pressure washing equipment
Pressure washing is the foundation of most exterior cleaning businesses. Whether you're cleaning driveways, patios, render, fascias or commercial yards, a reliable pressure washer is non-negotiable. The question is which type — and what accessories you need around it.
🔧 Pressure washing equipment
Cold-water pressure washer (150–250 bar) Essential
Budget: Kärcher HD or Nilfisk core range (£400–£800). Professional: Kränzle, Annovi Reverberi or IPC Eagle (£900–£2,500). Hot-water performance is possible with additives on cold machines but limited. Choose a machine with a bypass valve to avoid pump damage when the trigger isn't pulled.
Surface cleaner (rotary head) Essential
A surface cleaner spins twin jets at low height to clean flat surfaces without zebra striping. Essential for driveways, patios and car parks. Match the size (300–450mm) to your machine's flow rate. Budget surface cleaners wear quickly — invest in a mid-range unit (Mosmatic, Whirlaway) from the start.
Lance, trigger gun and hoses Essential
A standard 1m lance with a quality trigger gun (avoid cheap imported guns that fail quickly). Carry a 15–20m high-pressure hose reel — extra length loses pressure, but 15m is usually sufficient. Quick-release fittings make swapping accessories faster.
Nozzle set (0°, 15°, 25°, 40°, soap) Essential
Different angles suit different tasks. A 0° nozzle is for point cleaning drains only — never point at render or wood. A 25° or 40° nozzle is safest for most surfaces. A dedicated soap nozzle reduces pressure to allow detergent application.
Hot-water / steam pressure washer Recommended
Hot water cuts through grease and oil dramatically faster than cold water — essential for commercial kitchens, forecourts and bio-contamination. Budget £2,000–£5,000 for a standalone hot unit (Kärcher HDS, Nilfisk MH). Add this once you have regular commercial work.
Water tank (200–500 litre) Recommended
Not all jobs have accessible water. A van-mounted tank with a 12V transfer pump gives you water independence for domestic driveways where the client's tap is indoors. Useful for rural properties and commercial sites without external taps.
Gutter vacuum system Optional
A carbon fibre or aluminium gutter vac pole with a wet/dry vac unit lets you clear gutters from the ground — safer than a ladder for frequent clearances. GutterVac or SkyVac are the main systems. Adds an easy upsell to any exterior cleaning job.
2. Water-fed pole (WFP) window cleaning system
Pure water window cleaning using water-fed poles is now the dominant method for professional window cleaners in the UK. It's faster than traditional ladder work, safer (no working at height), and produces a better finish when done correctly. If you plan to clean windows, a WFP system is not optional.
🪟 Water-fed pole system
Telescopic water-fed pole (8–14m reach) Essential
Fibreglass poles are cheaper but heavier — fine for buildings up to 2 storeys. Carbon fibre poles are lighter and essential above 4 storeys. For a new starter, a mid-range fibreglass or hybrid pole (Gardiner, Tucker, Ionic) at 8–10m reach covers 95% of residential work. Budget £150–£600.
Pure water production system (RO/DI) Essential
You cannot use tap water with a WFP — the minerals leave spots. You need water with 0 TDS (Total Dissolved Solids). Options: (1) produce at home and carry in a tank, (2) fit an on-board RO/DI unit that fills while you drive, (3) use a DI-only unit in soft water areas. Test your tap water TDS first — in hard water areas (above 250 ppm) a reverse osmosis pre-filter is essential.
TDS meter Essential
A TDS meter (Total Dissolved Solids) measures your pure water quality. You should be producing water at 0–10 ppm. A TDS above 30 ppm will leave marks on glass. Cheap pens from Amazon (£5–£15) are fine for daily checking. Keep one in the van at all times.
Wheeled tank trolley (200–400 litre) Essential
A tank on a trolley gives you mobility between properties without re-parking the van. Essential for estate work or anywhere with awkward access. A 12V pump feeds the water up the pole hose. Budget £150–£350 for a complete tank-trolley-pump setup.
Van-mounted tank and pump system Recommended
As you grow, a fixed van-mounted tank (400–1,000 litre) with an on-board RO unit and through-the-floor hose port is the professional setup. You fill at home, drive to the round, and plug the hose reel directly in. Eliminates the heavy trolley. Cost: £500–£2,000 depending on tank size and pump spec.
Backpack system (12V battery pump) Optional
Useful for gardens, conservatories or anywhere the hose won't reach. A backpack carries 15–20 litres of pure water with a battery pump. Slower than a tank system but genuinely useful as a secondary tool.
💡 WFP tip for new starters
Don't overspend on your first pole. A mid-range fibreglass pole (Gardiner SLX or equivalent) is fine to learn on. As your round grows and your technique develops, upgrade to carbon fibre. The system matters more than the pole — invest in decent pure water production first.
3. Soft wash (SFS) system
Softwash — applying biocidal chemicals at low pressure to kill organic growth — is the correct method for roofs, render, cladding and most porous surfaces. Using a pressure washer on these surfaces can drive water behind cladding, dislodge pointing or damage render. A dedicated softwash system is essential if you intend to offer roof or render cleaning.
🧴 Soft wash system
12V softwash pump (Fatboy, Protek or similar) Essential
A 12V diaphragm pump delivers chemical through a wand at 30–60 psi — enough to wet a surface without pressure washing it. The Fatboy (12V, 8 GPM) and SoftWash Systems pump are the market leaders. Budget £300–£600. Wire directly to the van battery with appropriate fusing.
Chemical tanks (100–250 litre) Essential
Carry your diluted sodium hypochlorite (bleach) and surfactant mix in MDPE chemical tanks — never IBC totes for transport unless properly manifolded. Two tanks (chemical + rinse water) is the minimum setup. Label tanks clearly with their contents and COSHH data sheet reference.
SFS extension wand and nozzle set Essential
A 2–4m curved wand lets you reach eaves and fascias without ladders. Softwash-specific nozzles spread the chemical in a wide fan. Never use a pressure washer nozzle on a softwash pump — the orifice size is different.
Neutralising rinse supply Essential
After applying sodium hypochlorite, you must be able to neutralise runoff before it reaches drains or planted areas. Keep a sprayer filled with sodium thiosulphate solution to neutralise any overspray. Do not rely on rain — you must actively neutralise before you leave site.
Pump-up backup sprayer (15–20 litre) Recommended
If your 12V pump fails on site, a large pump-up sprayer lets you complete small jobs. Also useful for post-treatment biocide application on smaller areas where the 12V system is overkill.
⚠ Biocide regulations
Sodium hypochlorite (bleach) used as a biocide for roof or render treatment is regulated under the UK Biocidal Products Regulation. Ensure the product you use is approved for the intended application (Product Type 2 — disinfectants, or Product Type 10 — construction material preservatives) and follow the label instructions for dilution and application. Your COSHH assessment must cover the specific product and concentration you are using.
4. Working at height — safety and equipment
The Work at Height Regulations 2005 apply to any work performed above ground level where a person could fall and be injured. This includes using ladders, working on flat roofs, operating near roof edges and even standing on steps. As an exterior cleaner, working at height is unavoidable — but the regulations require you to follow a hierarchy of control, starting with avoiding the risk entirely where possible.
🔺 Working at height — hierarchy of control
Avoid working at height wherever possible Essential
Water-fed poles, softwash wands and gutter vac systems all eliminate the need to climb ladders. Before using a ladder, always ask: can this job be done from the ground? For most window cleaning and many gutter clears, the answer is yes.
Combination ladder and standoff Essential
When height work is unavoidable, use a quality combination ladder (e.g. Zarges, Hailo, Little Giant) with a standoff/stay to keep the ladder away from gutters and prevent damage. Ladders must be rated for your weight plus equipment. Inspect before every use and never use a damaged ladder.
Working at height risk assessment Essential
You must document your working at height risk assessment. It should identify the hazards (falling, being struck by falling equipment), the likelihood and severity, and the controls you have in place (use of WFP, ladder inspection procedure, 3-point contact rule, no solo work above 3m on unstable surfaces). Keep this with your RAMS and show it to any commercial client who asks.
Safety harness and anchor system Recommended
For any work on pitched roofs — softwash, moss scraping, solar panel cleaning — a safety harness and roof anchor system is required. A BS EN 361-rated full-body harness connected to a tested roof anchor (or installed eye bolt) is the minimum. Never work on a pitched roof without a harness unless you have a collective fall arrest system in place.
PASMA or IPAF training Optional
If you use mobile access towers or mobile elevated work platforms (MEWPs / cherry pickers), PASMA training (towers) or IPAF (MEWPs) is strongly recommended and often required by commercial clients. It's not legally mandatory for sole traders but demonstrates competence and reduces insurance risk.
5. Van setup
Your van is your mobile business premises. The right setup makes you more efficient, keeps equipment secure, and projects professionalism. The wrong setup means wasted time, damaged kit and awkward loading on every job.
| Item | Spec / notes | Cost estimate |
|---|
| Van | Medium wheelbase minimum (Ford Transit, VW Crafter, Citroën Relay). High roof useful for standing space when racking. | £8,000–£25,000 used |
| Van insurance | Must be trade use / commercial vehicle class — not social, domestic & pleasure. Covers carrying equipment and tools. | £800–£2,500/yr |
| Racking system | Van racking keeps equipment organised and prevents damage in transit. Sortimo, Bott and Modul-System are the main suppliers. Custom or DIY plywood shelving works on a budget. | £300–£1,500 |
| Water tank mounting | Tank must be properly secured — a full 400-litre tank weighs 400 kg and is a deadly projectile in a crash. Use professional tank cradles bolted to the van floor, not straps. | £150–£400 |
| Hose reel housing | A wall-mounted reel keeps your high-pressure hose tangle-free and protects the van floor. Manual or spring-rewind models available. | £40–£150 |
| Tool tie-down / cargo net | All loose equipment must be secured against movement. Poles, ladders and pressure washers can cause serious injury if they move during braking. | £20–£80 |
| Ladder rack | If carrying long extension ladders externally, a roof rack or ladder rack is required. Ensure ladders are strapped and the load is within the vehicle's roof rating. | £80–£300 |
6. Insurance and compliance
Exterior cleaning has more complex insurance requirements than domestic cleaning. You're working in public spaces, using chemicals, potentially operating at height, and driving a commercial vehicle full of equipment. Each of these creates separate risks that need to be covered.
📋 Insurance and legal compliance
Public liability insurance (minimum £2m) Essential
Covers you if you damage a client's property or injure a third party. For exterior cleaning, a minimum of £2m is recommended — most commercial clients require £5m. Ensure the policy explicitly covers: pressure washing, chemical application, and working at height. Some budget policies exclude one or more of these.
Van insurance (trade/commercial use) Essential
Your van must be insured for trade use. A standard domestic van policy does not cover using the vehicle for business purposes — carrying tools and driving between client sites constitutes commercial use. Get a policy that covers tools and equipment in transit too.
COSHH assessment for all chemicals used Essential
Any chemical you use in your work — including sodium hypochlorite, surfactants, degreasers and biocides — requires a COSHH assessment. This documents the hazard, the exposure route, who is at risk and the controls (PPE, dilution, neutralisation, storage). Your COSHH assessments must be specific to the products you actually use — not generic.
RAMS document (commercial clients) Essential
A Risk Assessment and Method Statement is required by virtually every commercial client before you start work. Your RAMS should cover: site-specific hazards, working at height method, chemical handling, runoff control, PPE in use, emergency procedures and contact details. Keep a generic RAMS template that you adapt for each site.
Employers' liability insurance (if you employ staff) Essential
Legally required from day one of employing anyone — minimum £5m cover. Even if you use subcontractors, HMRC may deem them employees depending on the working arrangement. Get this in place before anyone works with you.
Tools and equipment cover Recommended
Pressure washers, WFP systems and softwash pumps are expensive. Tools cover insures your equipment against theft from the van and accidental damage. Often available as an add-on to your public liability policy.
7. PPE and COSHH compliance
Personal Protective Equipment is not optional when handling chemicals or working near pressure equipment. The PPE must be appropriate for the specific hazard — a pair of disposable gloves is not sufficient protection when mixing sodium hypochlorite at 10% concentration.
🦺 PPE and COSHH
Chemical-resistant gloves (nitrile or neoprene) Essential
For sodium hypochlorite and other biocides, you need chemical-resistant gloves — not latex disposables. EN 374-rated nitrile or neoprene gloves at minimum. Check the COSHH data sheet for each product you use to confirm the required glove type.
Safety goggles or full face shield Essential
Pressure washing generates spray that can carry chemicals or bacteria. Safety goggles (EN 166) protect from splash. When using a softwash system or mixing concentrated chemicals, a full face shield is recommended. Prescription glasses alone are not safety eyewear.
Non-slip waterproof footwear Essential
Wet surfaces and chemical runoff make slipping a genuine hazard. Waterproof boots or wellies with anti-slip soles (SRC-rated) are essential. Steel toe caps are recommended if you're handling heavy equipment or pressure washer reels.
Waterproof jacket and trousers Essential
Pressure washing generates significant spray. Waterproof outer clothing keeps you dry and reduces chemical contact with skin. Branded waterproofs also project professionalism on domestic work.
Hi-visibility jacket (commercial sites) Recommended
Required on any commercial site with vehicle movement — car parks, industrial estates, logistics depots. EN 471 Class 2 hi-vis minimum. Keep one in the van at all times.
COSHH data sheets (SDS) for all products Essential
You must have a Safety Data Sheet (SDS) for every chemical product you use or carry. These are available from the product manufacturer. Keep physical or digital copies accessible in the van — not just at home. In an emergency, first responders need to know what chemicals you are carrying.
8. Business documents and admin
The behind-the-scenes paperwork of an exterior cleaning business is as important as the equipment. Missing a RAMS costs you a commercial contract. Missing insurance costs you everything. Getting your admin right from day one means you can take on any client without scrambling.
📄 Business documents
Sole trader registration (or limited company) Essential
Register with HMRC as self-employed if you earn more than £1,000 from exterior cleaning. Free to register at gov.uk. If you're incorporating as a limited company, register at Companies House (£12 online). Done before your first paid job.
Client service agreement / terms Essential
A written agreement covering: scope of work, what's excluded, chemical handling (client to move cars, warn neighbours), liability limits, payment terms and cancellation. Even a one-page terms sheet protects you from disputes about damage claims.
Quote / job sheet template Essential
A professional quote with your business name, insurance details and scope of work. Job sheets for each visit, recording time on site, chemicals used and any observations. These are your records if a dispute arises later.
Scheduling and invoicing software Essential
A round of 80 window cleaning clients managed on paper becomes chaotic fast. Purpose-built software (like Cadi) handles scheduling, recurring jobs, invoicing and financial records — and keeps you MTD ITSA compliant as a sole trader. Don't start on spreadsheets and migrate later.
MTD ITSA-compatible financial records Recommended
From April 2026, sole traders earning over £50,000 must submit quarterly digital tax updates to HMRC under MTD ITSA. Below that threshold, digital recordkeeping is still best practice — it saves time at self assessment, reduces errors and prepares you for when the threshold comes down further.
Run your exterior cleaning business on Cadi
Scheduling, invoicing, round management and MTD ITSA-ready financial records — built specifically for UK cleaning businesses. Join the waitlist and be first to access Cadi when we launch.
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Frequently asked questions
Do I need a licence to start an exterior cleaning business?
No — there is no specific licence required for exterior cleaning, window cleaning or pressure washing in the UK. However, you must comply with health and safety legislation (particularly the Work at Height Regulations 2005), COSHH regulations if you use chemicals, and the Biocidal Products Regulation if you use biocides (softwash). Most commercial clients will require evidence of insurance and a RAMS document before you start work.
How much does it cost to start an exterior cleaning business?
A basic window cleaning setup (second-hand WFP system, tank trolley, pure water production) can be assembled for £800–£1,500. A professional pressure washing setup adds £600–£2,000. A softwash system adds another £800–£1,500. Add van costs, insurance and working at height equipment, and a full multi-service exterior cleaning setup typically runs £5,000–£15,000 to set up properly. Many operators start with just one service (e.g. window cleaning only) and add others as revenue allows.
Can I clean windows without ladders?
Yes — water-fed poles allow you to clean most residential windows up to about 4 storeys entirely from the ground. This is now the preferred method for most professional window cleaners. Ladders are still needed occasionally for access assessments, conservatories with awkward angles, or windows that WFP can't reach cleanly — but the vast majority of a domestic window cleaning round can be done safely from the ground with the right pole system.