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Strata Snow Removal Contracts in BC

Strata corporations are some of the most important snow removal clients in British Columbia. Townhouse complexes, condo buildings and mixed-use properties all have driveways, walkways, parking areas and entrances that need clearing, and residents who notice quickly when it is not done.

Strata work also comes with paperwork. Councils and property managers usually want to see insurance and WorkSafeBC documents before you start. This guide explains why, and what contractors commonly provide.

General information only, not legal or insurance advice. Every strata and contract is different; have your broker review the insurance terms and a lawyer review the legal terms.

Why Stratas Take Snow Removal Seriously

The BC government explains that "the strata corporation must repair and maintain common property and common assets." Driveways, walkways and shared parking areas are often common property, so snow and ice on them is the strata's responsibility to manage. Many stratas hand the day-to-day work to a property manager and to contractors like you.

Stratas also carry their own insurance. The BC government says strata corporations must insure property for full replacement value, and that "liability insurance must be for a minimum of $2 million for the strata corporation." Directors and officers coverage is optional but recommended by strata associations.

Because the strata has its own liability exposure when someone slips, councils and managers commonly ask to see the contractor's insurance before work starts. That is where your contract and certificate come in.

This page is about the contractor's own insurance. The strata corporation's policy is arranged separately by the strata.

What Stratas Commonly Ask Contractors For

There is no single standard, and the requirements below are common practice, not law. Typical requests include:

A Certificate of Insurance

Stratas and property managers commonly ask for a certificate of insurance before work starts. A certificate is evidence of coverage. It is not the policy, and the coverage itself is set by the policy and its endorsements.

Additional Insured Status

Stratas often ask to be named as an additional insured on your general liability policy, and sometimes the property management company too. The wording and the names need to be exactly right, so send the contract to your broker.

General Liability With Snow and Ice Coverage

Stratas will look at your general liability limit and whether the policy covers slip and fall claims from snow and ice work. We have not found published BC strata contracts that set a standard limit, so read your contract rather than relying on an average. See insurance requirements for commercial snow contracts.

A WorkSafeBC Clearance Letter

A WorkSafeBC clearance letter confirms a business is registered and paying its premiums. WorkSafeBC says a hiring party can be liable for premiums related to the work of a registered subcontractor who is not paying, which is why stratas and managers ask for one. See WorkSafeBC for snow removal businesses.

Contract Terms Worth Reading Twice

  • Scope. Which areas are included: driveways, visitor parking, walkways, stairs, entrances, mailbox areas. Which are not: public sidewalks, roofs, balconies.
  • Service level and trigger depth. SIMA defines trigger depth as "the agreed upon measurable amount of accumulated snow or ice wherein snow and ice management services will be dispatched." A service level describes the expected outcome on the site. Make sure both are written down.
  • Zero tolerance language. Some stratas ask for the site to be kept clear with no trigger depth. The exact meaning depends on the contract. See zero tolerance contracts.
  • Salt and sand. Who supplies it, where it goes and how it is recorded.
  • Indemnity. A broad indemnity clause can promise more than your policy covers.
  • Pricing. Per push, per event or seasonal. See per push vs seasonal contracts.

Disputes and Records

The Civil Resolution Tribunal handles strata disputes, including disputes about maintenance and damage. Snow complaints between owners and councils can end up there, and a council may ask its contractor for records.

Good records protect you whether the question comes from the council, the tribunal or a claimant's lawyer. Keep dated service logs, photos and salt records for every visit. See site logs and documentation and BC occupiers liability and snow contractors.

Who Does This Work

Strata work suits contractors with reliable crews and good communication. See condo and strata snow contractors and property management snow contractors. For budgeting, see snow plow insurance cost in BC.

Sources

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Frequently Asked Questions

What insurance do BC stratas ask snow contractors for?

Requirements vary, but stratas commonly ask for a certificate of general liability insurance, additional insured status for the strata and sometimes the property manager, and a WorkSafeBC clearance letter.

Is a strata responsible for snow on common property?

The BC government says the strata corporation must repair and maintain common property and common assets. Many stratas hire contractors to do the snow work.

Why does a strata want a WorkSafeBC clearance letter?

WorkSafeBC says a hiring party can be liable for premiums related to a registered subcontractor's work if the subcontractor is not paying. A clearance letter helps protect the strata.

Where are strata snow disputes decided?

The Civil Resolution Tribunal handles strata disputes, including maintenance and damage issues.