Why commercial snow contracts are different
Residential snow removal is straightforward: clear the drive, clear the walks, maybe melt the steps. Commercial and HOA snow removal involves liability exposure, ADA compliance, tenant expectations, and the kind of insurance coverage most residential contractors don't carry.
A property manager whose tenant slips on an un-cleared walk is exposed in ways a homeowner isn't. The contractor relationship — and the contract paperwork — needs to reflect that.
Trigger depth: write the number into the contract
Standard commercial trigger depth in Summit County is 2 inches of accumulation, meaning the contractor mobilizes when the property has 2" of snow on the ground. Some HOAs run a tighter trigger (1") for higher-traffic properties; some run looser (3") for properties where surface access is less critical.
Don't leave the trigger depth verbal. Write it into the contract along with the response time (typically 'on-site within X hours of trigger') and the priority order of areas to be cleared.
Insurance: verify, don't assume
Any commercial snow contractor should carry: general liability ($1M minimum, $2M for larger contracts), automobile liability (their plow trucks are commercial vehicles), workers' compensation (Colorado requires it), and ideally snow-specific umbrella coverage above the general liability.
Ask for current COI (Certificate of Insurance) before signing. If the property manager isn't named as additional insured, ask for it.
Pre-season walkthrough and staking
Every commercial property we contract gets a pre-season walkthrough before the first storm. We mark hydrants, irrigation heads, curbs, landscape edges, drain inlets, and any low-clearance areas with reflective stakes so plow operators can find them in a whiteout.
We also confirm snow storage areas (where the plowed snow gets stacked), identify any spots with sight-line concerns when piles get tall, and review the priority sequence with the property manager.
When to sign: October at the latest
Commercial snow contracts in Summit County fill up by mid-October. Routes are built around contract dates — the contractor commits crews, trucks, and bobcats to specific properties based on what's signed.
Properties that try to find a contractor in November or after the first storm typically pay more, get longer response times, and end up with a contractor whose route is already over-committed.
