What Condo Boards Should Put in a Snow Removal Spec

4 min read · Thames Valley Snow, London, Ontario

Why a written spec matters for a condo corporation

Condo boards answer to owners, and owners notice every unplowed walkway and every icy step. When the board hires a snow contractor on a handshake or a vague one-page quote, there is no shared definition of what "done" looks like. A written spec fixes that. It tells every bidder exactly what you expect, which makes quotes comparable, and it gives the property manager something concrete to point to when service slips.

The spec does not need to be long. It needs to be specific about areas, timing, materials and records. Everything below can fit on two or three pages.

Map the areas and set priorities

Start with a site plan. Mark every surface the contractor is responsible for and rank them. A typical priority order for a condo looks like this:

• Main entrances, ramps and the walkway to the front doors
• Fire routes and the drive lanes emergency vehicles would use
• Visitor parking and accessible spaces
• Resident lanes, garage approaches and mailbox areas
• Secondary paths, garbage enclosures and side doors

Be explicit about anything that is not included, such as private balconies, unit patios or the city sidewalk if the corporation handles that separately. Gaps in a spec are where disputes start.

Define timing in plain language

Residents leave for work early, so state the time by which main walkways and drive lanes should be open on a weekday. Say what happens during long storms: whether you expect repeat visits while snow is still falling, or one cleanup after it stops. If your corporation prefers a cap on the number of events each season, write that in too. Contractors can then price a fixed seasonal amount, a per-visit rate, or a seasonal price with an event cap, and the board can compare like with like.

Walkways, salt and ramps

Plows handle lanes; people handle walkways. Your spec should say that sidewalks, entrances, steps and ramps are hand-cleared and salted on every visit, not only when someone complains. If the building has a long interior walkway network, list the approximate length so bidders can measure it properly. Ask how each bidder treats freezing rain and refreeze overnight, since that is when walkways are most dangerous.

Piling, drainage and parking

Condo lots fill up fast. Mark on the site plan where snow may and may not be piled. Keep piles away from doors, catch basins, fire hydrants and sight lines at the exit. Piles pushed onto drains melt and refreeze across the lot; piles near entrances drip onto walkways. If visitor parking is short, say whether the board would rather lose a few spaces to piles or pay for relocation later in the season.

Records, insurance and the contract itself

Ask every bidder how they document service. A timestamped photo log from each visit shows what was cleared and when, which helps the board answer owner questions and is useful if there is ever a slip-and-fall claim. Ask for a certificate of insurance and whether the corporation can be named as additional insured. Confirm the contractor is WSIB registered. Finally, insist on a written contract that matches the spec, and decide whether monthly billing suits your budget cycle.

For more on how we work with boards and managers, see our property managers page.

Get a written quote for your site

Thames Valley Snow carries $2,000,000 commercial general liability, is WSIB registered, issues a written contract for every site and keeps a timestamped photo log of every visit. We measure condo sites from City of London maps and aerial imagery and can price fixed seasonal, per-visit or seasonal with an event cap. Request a measured price through our quote form, or call or text (548) 888-8702. A written quote usually comes back within 2 business days.

What's included… and what's extra

Commercial snow service is priced per site from paved area, walkway length and opening time. A typical contract includes plowing at the agreed trigger depth, clearing before opening, hand-cleared entrances, sidewalks and ramps, and a timestamped photo log of every visit.

Common extras are quoted separately so you only pay for what the site needs: salting and de-icing per event, extra sidewalk or ramp coverage, after-hours or priority service, and snow relocation when piles run out of room. See commercial snow removal or request a site quote by calling or texting (548) 888-8702.