North Shore Snow: Vancouver’s Black-Ice Specialists for Strata & Commercial Sites (North & West Vancouver + Downtown)

Short version: We keep your sites safe, open, and liability-smart—before, during, and after winter events. Our signature Black Ice Protocol, tight response SLAs, and post-event documentation are built for the North Shore’s hills, shade, and freeze–thaw swings.

Why the North Shore needs a different winter plan

North & West Vancouver’s steep grades, tree cover, and seawall winds create microclimates. Temperatures can dip at dawn and after dusk even when the daytime is mild, turning harmless meltwater into invisible hazards. Car parks, ramps, loading bays, stairs, and north-facing walkways are especially vulnerable. A generic “come when it snows” plan won’t cut it—you need proactive monitoring and timed returns.

Our operating model: Prevent → Respond → Verify

1) Pre-season readiness (September–October)

• Site risk walk-through & map: drains, slopes, entrances, loading docks, stairs, shaded areas.
• Marker placement: curbs, islands, drains, and hazards to protect hardscape and speed clean edges.
• Service triggers & SLAs: your preferred accumulation triggers (trace/2 cm/5 cm) + time windows.
• Access & comms: gate codes, loading bay hours, escalation tree, and photo/report recipients.

2) Live event operations (November–March)

• Ploughing & clearing: traffic lanes, stalls, ramps, loading areas, fire routes, walkways.
• Targeted de-icing: salting/anti-icing matched to temperature and surface; pre-wet where useful.
• Black Ice Protocol: proactive checks during freeze–thaw and temperature drops (see below).
• Timed returns: overnight and early-a.m. passes to meet opening hours and rush periods.

3) Post-event verification

• Time-stamped logs & photos (where approved) to document service and due diligence.
• Hot-spot notes for repeat issues (drainage, grade, condensation, downspouts).
• Continuous improvements to refine the plan after each event.

The Black Ice Protocol (our differentiator)

A focused playbook for invisible ice on shaded or high-risk surfaces:

1. Trigger monitoring: forecast + on-site temperatures near freezing after rain/melt.
2. Priority sweep: ramps, stairs, entries, loading bays, painted lines, and north-facing paths.
3. Right-sized treatment: anti-icing before refreeze; de-icing during/after; spot rechecks.
4. Verification pass: confirm traction after temps stabilise; document any re-treatments.

Result: fewer surprises, safer mornings, stronger documentation.

Materials & methods (balanced for Vancouver conditions)

• Anti-icing (brine): pre-event liquid that prevents bonding; reduces total salt used.
• Pre-wetted salt: better adherence, faster activation, less scatter in windy car parks.
• Enhanced blends: for colder snaps and shaded stairways; matched to your surface type.
• Abrasives (on request): traction where chlorides are limited; vacuumed post-storm if needed.
• Chloride stewardship: calibrated spreaders + “as-needed” philosophy to protect landscaping, concrete, and waterways.

Service tiers & response times

Choose the assurance you need; all tiers include post-event logs.

Priority

• Response window: first wave within agreed opening-hour target.
• Returns: scheduled checks during freeze-back windows.
• Best for: retail plazas, busy strata entries, industrial yards with early traffic.

Premium

• Response window: top-priority dispatch, extended overnight coverage.
• Returns: enhanced Black Ice Protocol sweeps.
• Best for: hospitals/clinics, logistics hubs, high-liability sites.

Essential

• Response window: standard service with clear ETAs.
• Returns: on forecast or by request.
• Best for: small strata car parks and low-traffic sites.

What property managers get (beyond plowing and salt)

• One-tap updates to your chosen recipients during storms.
• Evidence for audits: time-stamped actions and notes.
• Site-specific SOP: your plan lives with us and is followed regardless of crew changes.
• Damage prevention: markers, soft-edge techniques near hardscape, and careful hand-work on stairs.
• Scalable manpower: crew surge on big systems so you’re not waiting behind “city-wide” delays.

Example event timeline (so you know exactly what happens)

T-24 to T-6 hours: Forecast watch, anti-icing for priority zones if conditions warrant.
T-0 to T+6 hours: Plough/clear in order of critical paths; walkways and stairs hand-cleared.
T+6 to T+12 hours: De-icing returns as temps drop; Black Ice Protocol sweeps at dusk/dawn.
T+12 to T+24 hours: Photo/log upload and recommendations for drainage or recurring hot-spots.

Common Vancouver mistakes (and how we avoid them)

• Treating after sunrise only: freeze-back happens at dawn/dusk—our returns hit those windows.
• Skipping drains: blocked drains = sheet ice; we flag and treat those zones aggressively.
• Over-salting flat areas: wastes product and harms landscaping—calibrated kit reduces scatter.
• Ignoring verticals: downspout splash zones and garage lips get dedicated checks.

Who we serve

Strata (multi-building, towers, townhomes) • Retail & mixed-use • Industrial & logistics • Office & corporate • Healthcare & education

Service area

North Vancouver: Lower Lonsdale, Central/Upper Lonsdale, Lynn Valley, Maplewood, Capilano/Edgemont.
West Vancouver: Ambleside, Dundarave, Park Royal, British Properties, Caulfeild.
Downtown Vancouver: Coal Harbour, Downtown South, Yaletown, Gastown, West End.

Mini checklists you can use today

Pre-season (copy/paste into your email)

• Start date, service triggers, and response tier
• Access codes + after-hours contacts
• Drain check and snow storage locations
• Site map (we’ll mark hot-spots and priority paths)

During events

• Keep loading bays clear of stored pallets
• Report roof/runoff leaks and unusual pooling
• Share opening-hour changes (retail holidays, tenant moves)

Choosing a contractor: 9 questions to ask

1. What are your response windows and return pass rules?
2. How do you monitor freeze–thaw and trigger black-ice checks?
3. Do you provide time-stamped logs and photos on request?
4. How are spreaders calibrated and materials chosen for different temps?
5. Who is on the escalation tree at 02:00?
6. Can you hand-clear stairs/landings and treat painted lines?
7. What’s your marker policy for curbs, drains, and islands?
8. How do you handle snow haul-away when piles reduce sightlines?
9. Can you tailor strata vs. retail vs. industrial SOPs?

Ask us these—we’ll show you, not just tell you.

FAQs

How do you decide when to come?
We follow your triggers and live conditions. If temps trend toward freezing after rainfall or melt, we automatically activate the Black Ice Protocol.

What about overnight snow?
Your plan can include night coverage with a morning-ready target, plus a post-opening check for freeze-back.

Can you tailor to different surfaces?
Yes—concrete, pavers, asphalt, painted lines, metal treads, and rubber ramps each get the appropriate treatment plan.

Do you provide documentation?
Yes—time-stamped service logs and notes. Photos are available where permitted.

Are you insured?
Yes—proof of insurance and safety documentation available on request.

Ready to winter-proof your property?

Call or text: 604-990-7072
Email: ben@northshoresnow.com
Or request a quote