For property managers, business owners, and condo boards in Ontario, snow removal isn’t optional. Keeping lots and walkways clear isn’t just about appearances—it’s a matter of safety, liability, and compliance with bylaws.
But one of the first questions managers ask before signing a contract is: what will this actually cost per month?
Let’s take a closer look at average pricing, the factors that affect costs, and what you should expect in a commercial snow removal contract.
Average Monthly Costs for Commercial Snow Removal
| Property Type | Average Monthly Cost | What’s Included |
|---|---|---|
| Small commercial lot (10–20 spaces) | $600 – $1,000 | Lot plowing, walkway clearing, salting. |
| Medium lot (20–60 spaces) | $1,000 – $2,500 | Lot plowing, sidewalks, entrances, salting, sanding. |
| Large lot (60+ spaces, plazas, HOAs) | $3,000 – $8,000+ | Multiple lots, sidewalks, truck plows, loaders, ice management. |
| Per-event contracts | $200 – $600 per clearing | Pay per snowfall or storm, not monthly. |
For most mid-sized businesses in Ontario, expect $1,000–$2,500 per month for reliable service. Larger commercial or residential complexes can be significantly higher depending on scope.
What Drives the Cost of Commercial Snow Removal
Lot Size & Layout
The bigger and more complex your lot, the more time, labor, and equipment needed. Straight parking rows cost less than irregular layouts with curbs and islands.
Snowfall Volume & Frequency
Contracts in Sarnia or London may differ from those in Barrie or Ottawa, simply because of heavier snow patterns. More frequent snow = higher costs.
Trigger Depth
Most contracts start at 2–5 cm of snowfall before crews dispatch. Lower trigger depth means more visits and higher monthly rates.
Equipment Required
- Pickup plows for smaller lots.
- Skid steers or loaders for tight areas.
- Salting trucks for ice management.
Larger, specialized machinery increases the monthly rate.
Add-On Services
- Salting & sanding: often billed separately or as a package.
- Walkway & stair clearing: adds labor time.
- Ice monitoring: premium service where crews check and treat icy spots proactively.
Monthly vs Seasonal Pricing
Some contractors bill monthly, while others use a seasonal flat fee divided into equal payments (e.g., November–March).
- Monthly Contracts: Flexible, but pricing may vary if the season is harsher.
- Seasonal Contracts: Predictable, but you may pay more in mild winters.
What’s Typically Included in a Commercial Contract
- Snow Plowing – Driveways, parking lots, loading docks.
- Walkway Clearing – Entrances, sidewalks, fire exits.
- Ice Control – Salting or sanding after plows.
- Priority Service – Ensuring access before business hours.
- Emergency Response – Handling storms overnight or on weekends.
Questions to Ask Before Signing a Contract
- What’s the trigger depth for plowing?
- Is salting included or billed separately?
- What’s the guaranteed response time after a snowfall?
- Are walkways, fire exits, and loading docks included?
- How does the contractor handle heavy storms over 20 cm?
- Is liability insurance included (and how much coverage)?
Hidden Fees to Watch For
- Extra charges for major snowfalls or “blizzards.”
- Hauling snow off-site (often $500–$1,500 per load).
- Emergency call-outs outside normal trigger depth.
- Salting billed per ton instead of included in flat fee.
How to Save on Commercial Snow Removal
- Bundle Properties – If you manage multiple sites, many contractors discount for grouping.
- Set Higher Trigger Depth – Moving from 2 cm to 5 cm can lower monthly cost.
- Negotiate Seasonal Caps – Ask for unlimited visits built into the price.
- Book Early – Rates rise as winter approaches; secure contracts in September or October.
Final Word
For most businesses and property managers in Ontario, commercial snow removal costs between $1,000 and $2,500 per month for medium-sized properties and far higher for large complexes.
When comparing contracts, don’t just look at the headline number. Pay attention to what’s included, the trigger depth, and how the contractor handles emergencies. Reliable snow removal isn’t just an expense—it’s an investment in safety, compliance, and peace of mind all winter long.
