Condominium corporations in Ontario, Alberta and Saskatchewan and strata corporations in BC are major snow removal clients. Private roads, visitor parking, walkways, stairs, entrances and ramps into underground parking all need clearing, and hundreds of residents use them every day.
What Makes Condo Work Different
- Resident traffic. Owners, tenants, visitors, couriers and caregivers on walkways at all hours. See slip and fall liability.
- Ramps and garages. Parking ramps freeze and can be damaged by equipment.
- Boards and managers. Decisions run through a board and a property manager, with formal contracts and certificate demands.
- Vehicle damage. Many parked cars, often tightly spaced.
- Townhouse complexes. Long private roads and individual driveways that feel residential but are a commercial contract.
Contract Requirements
Condo and strata contracts commonly require $5 million in liability, the corporation and property manager as additional insureds, waiver of subrogation, and certificates before the season. See umbrella liability and insurance requirements for commercial snow contracts.
Provincial Notes
- BC: strata corporations have their own contract norms. See strata snow removal contracts in BC.
- Ontario: the 60 day notice rule applies to condo common elements.
Coverage
General liability, completed operations, salting, sidewalk clearing, plow truck and equipment insurance.
Condo work is concentrated in Toronto, Markham, Richmond Hill, Vancouver, Surrey and Kelowna.
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Frequently Asked Questions
Do condo corporations require snow contractors to have insurance?
Almost always, with minimum limits and additional insured wording set by the board and property manager.
Is a townhouse complex a residential or commercial contract?
Commercial. The contract is with the corporation, and the exposure is rated as commercial work.