The C.S. Caulkins Co. Inc. has practiced engineering consulting since 1991, specializing in window cleaning and exterior maintenance equipment. A list of consulting services one may choose from is outlined below.

“Kick-off Meeting”

  1. Review the Project Drawings that are potentially affected by window cleaning/ exterior maintenance equipment.
  2. Attend a workshop meeting with the project team to explore the various options for façade access equipment, identifying the ramifications for each alternative, and develop the best system, considering aesthetics, interfaces with roof structures, code compliance (safety); and cost.
  3. Prepare follow-up letter offering a continuation of our engineering services where applicable.
  4. Specifically Excluded:  Preparation of meeting notes, reports, and supply of scaled drawings or sketches.

"Design Development through “Construction Documents"

  1. Discuss the building’s maintenance needs with the various members of the design team. Coordinate the concept with:
  2. Structural engineering for minimal impact on the building’s structure,
  3. Architectural/ aesthetic concerns, and
  4. Practicality of the system in its long term use and maintenance.
  5. Perform “value engineering”, estimating the cost to clean the exterior windows using each potential scheme, then comparing a cost to clean plus cost of equipment for each scheme.
  6. Develop a “payback time”, assuming the more expensive equipment saves the window cleaner time ($) to perform a given cleaning cycle.
  7. Attend project team meetings as required.
  8. Development scaled CAD drawings on Architect’s background, depicting window cleaning and façade access support systems.
  9. Develop a final scheme on CAD drawings and list of equipment necessary to access the project’s interior & exterior surfaces. Confirm that the final scheme complies with applicable Codes and Standards plus meet the building’s needs for exterior maintenance equipment. Sign and seal final drawings.
  10. Prepare technical “performance” specification to be used in competitive bidding process.

“Contract Administration Phase”

  1. When proposals have been submitted from manufacturers of the equipment, without the benefit of the consultant’s set criteria: Review proposals submitted by competing manufacturers. Proposals from different manufacturers contain different approaches to solving exterior building face access, each with a different price tag. Confirm that all approaches comply with applicable State and National Standards plus meet the building’s needs for exterior maintenance equipment.
  2. Review bids with project team. Attend a site “Pre-Award” conference with each of the bidders and the project team to verify each of the bidders has responded to the project’s needs and the requirements of the construction documents.
  3. Review multiple submissions of manufacturer’s shop drawings and submittals in general. Prepare written comments for distribution to project team.
  4. Travel to the manufacturer’s fabrication facility to inspect shop testing of equipment prior to its shipment to the site.
  5. Inspect the completed and installed equipment. Witness the manufacturer’s demonstration.
  6. Prepare a written punch list of non-complying items.
  7. Perform final inspection of equipment to verify all punch list items have been corrected.
  8. Prepare an Operating Procedure and Outline Sheet, “OPOS”, as defined by Cal-OSHA, for use by Building Owner/ Property Manager when subcontracting out maintenance service work that requires access to the building’s façade.

“Load Test”

  1.  Prepare a written procedure for the on-site load testing of the building’s existing exterior building maintenance equipment.
  2. Witness the load testing.
  3. If the system passes, provide written certification of the load test, signed and sealed by myself, a registered professional engineer in the State of California.


  1. Interim Deviation Procedure (IDP) is for your use as a safety tool for a “one-time” temporary window cleaning procedure and included P.E. sealed drawings. Building Management, in their quest to clean the building’s windows using contractor supplied equipment, not currently shown on both of the buildings existing OPOS drawings, is required to have a Cal-OSHA authorization to proceed or concurrence. The procedures and related drawing shall be prepared, and then presented to Cal-OSHA for their review and response, prior to initiating the window cleaning cycle and prior to installation permanent retrofitted solution.
  2. The C.S. Caulkins Co., Inc. shall prepare and submit an Interim Deviation Procedure drawing and written guidelines to Cal-OSHA for their review and comment.
  3. If a written response of concurrence is received from Cal-OSHA, Gregg Tinker of Tower Safety Services shall thoroughly review our IDP and discuss it with the C.S. Caulkins Company.  A site inspection, as performed by Gregg Tinker shall be completed within 5 days of the temporary rigging company’s roof top work.
  4. Authority to stop work if unsafe conditions are observed. Meet with team and window cleaning contractor to explain why work was stopped and re-educate them on the proper way to commence their activities (same day meeting only).
  5. Additional site “surprise” compliance inspections during the Window Cleaning Contractor’s use of the Interim Deviation Procedure, as desired by Owner or as required by Cal-OSHA, shall be performed by Gregg Tinker at the rate of $1,000.00 per inspection.
  6. Coordination with Cal-OSHA.
  7. Phone discussions as needed.
  8. This phase of the project is only offered if the C.S. Caulkins Company is contracted for all other services proposed herein. This phase of the project would start following the completion of the construction document phase. Please note that we do not have control of Cal-OSHA’s review timing and can not guarantee their approval.


  1. Prepare a formal Report, including a synopsis of Code compliance issues, and an outline of steps required to resolve compliance issues.
  2. Phone discussions as needed.
  3. Review and comment verbally on Cal/OSHA letters.
  4. Prepare a follow-up letter offering a continuation of our engineering services where applicable; offer a specific list of our tasks and lump sum fees to accomplish each of the tasks.

“Factory Visit”                       

  1. Travel to manufacturer’s fabrication facility prior to shipping the BMU equipment to the project site.
  2. Prepare report of findings.      

“Peer Review”

  1.  Review façade access design solutions (drawings and specifications) and offer a written critique for the system’s practicality and for its compliance with Federal and State Codes and with applicable National Standards.
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