Kelowna Strata Snow Removal: Winter Guide for Boards & Property Managers

Why Strata Snow Removal Needs a Specific Plan

• Shared liability: One icy walkway can affect dozens of residents, visitors, and delivery drivers.
• Complex layouts: Multiple buildings, stairs, ramps, and internal roads all need different service levels.
• Parking pressure: Poor snow storage can quickly shrink visitor stalls and accessible parking.
• Documentation: Strata councils are often asked to show that reasonable winter maintenance steps were taken.

A simple written plan—agreed on by council, your property manager, and your contractor—goes a long way toward keeping your site safe and defensible.

Step 1: Map Priority Routes & Risk Areas

Do a 5–10 minute site walk-through

• Primary entrances: main lobby doors, stairwell exits, amenity rooms.
• Accessible routes: ramps, curb cuts, accessible stalls, and paths to them.
• Mail and waste areas: mailroom/cluster boxes, garbage/recycling enclosures.
• Steep sections: internal hills, ramps to underground parking, sloped sidewalks.
• “Problem” zones: places that refreeze daily or collect meltwater.

On your map, label each as Priority 1, 2, or 3 so crews know what must open first during overnight or heavy events.

Step 2: Set Clear Triggers & Response Times

Kelowna winters bring a mix of light skiffs and heavy dumps. Defining when your contractor attends removes guesswork.

• Snowfall trigger depth: e.g. “Attend at 3 cm total accumulation on site.”
• Overnight standard: e.g. “Priority 1 routes open by 7:00 a.m. when trigger is met overnight.”
• Daytime events: e.g. “Attend within X hours of trigger being reached between 6:00 a.m. and 6:00 p.m.”
• Ongoing storms: how multiple passes are handled during longer snowfalls.

Contract tip: Put triggers and response times in writing so expectations and pricing match.

Step 3: Define Hand Work vs. Machine Work

Hand shoveling scope

• Which stairs, landings, and ramps are fully shoveled each visit.
• Required walkway width (for example, wide enough for two people to pass).
• Whether private drive pads, patios, and balconies are included or excluded.
• How accessible routes are handled during heavy storms.

Machine work & parking

• Primary plow/blower routes through internal roads and drive aisles.
• Which visitor and resident stalls are cleared every visit.
• What happens if vehicles do not move before or during storms.
• How snow is stacked and where overflow piles will go.

Step 4: Plan Snow Storage & Hauling for Strata Sites

Even with a good plow plan, poor storage can bury drains, block sightlines, and steal parking.

• Keep piles away from hydrants, utility boxes, and mail areas.
• Preserve sightlines at corners, exits, and internal intersections.
• Protect accessible stalls and curb ramps from creeping piles.
• Designate overflow zones for back-to-back storms.

When piles start to encroach on stalls or sightlines, plan to switch from stacking to hauling or relocation.

For a deeper dive, see the Kelowna Snow Storage & Hauling Planning Guide.

Step 5: Anti-Icing, De-Icing & Refreeze Strategy

Kelowna’s freeze–thaw pattern makes ice control as important as plowing.

• Use anti-icing ahead of known freeze events on stairs, ramps, and entrances.
• Apply de-icer after shoveling so it can work on thin snow or bare pavement.
• Identify and monitor daily refreeze zones like shaded walkways or downspout outlets.
• Budget for a spring sweep to remove sand/grit from drains and curb edges.

Step 6: Communication & Documentation

Clear communication between the strata, property manager, and contractor keeps winter maintenance predictable.

• Appoint one or two primary contacts for overnight decisions.
• Agree on preferred communication channels (text, email, phone).
• Decide when you want updates during major events.
• Request basic visit documentation (time-stamped logs; photos on request).

These records are useful for resident updates, insurance questions, and future contract reviews.

Quick Strata Winter Checklist

• ☐ Priority routes and risk areas mapped on a site plan.
• ☐ Snowfall triggers and response times agreed in writing.
• ☐ Hand shoveling vs. machine work scope clearly defined.
• ☐ Snow storage and overflow zones marked; hauling trigger set.
• ☐ Ice control strategy in place for stairs, ramps, and refreeze zones.
• ☐ Primary contacts and communication method confirmed.
• ☐ Simple log or documentation process set up with your contractor.

FAQs

Related Services & Guides

Need help turning this into a site-specific plan? Explore our Kelowna snow removal services or dive deeper into winter strategy with the Kelowna Snow Removal Guide and Snow Storage & Hauling Planning Guide.