Lower Mainland Winter Conditions — 24/7 Only Strata Monitoring
Live snow, ice, and road‑temp data power strata snow removal and salting across Greater Vancouver & the Fraser Valley — keeping walkways safe and coverage reliable.
Snow Removal & Snow Clearing
in Mission ❄️
❄️ Snow and ice removal services for strata, apartment & townhouse complexes
— sidewalk-safe, liability-ready, and locally managed in Mission.
| Winter 2025 Service Starts Nov. 1 | Book Before Oct. 31 for Guaranteed Coverage | Trusted by 300+ Stratas, Townhouse complexes, Apartments and Senior Living Communities
Famous for its mix of mountain ridges, forested suburbs, and steep valley slopes, Mission presents a complex and often underestimated winter maintenance challenge. Snowfall amounts can vary significantly between Hatzic Bench, Cedar Valley, and Stave Falls — but one thing remains constant: shaded roads, freeze–thaw cycles, and sudden black ice make conditions unpredictable. With a growing mix of strata townhomes, senior residences, and rental units, even minor frost can quickly create serious liability risks.
Mission is home to over 41,000 residents, many living in hillside developments, commuter-friendly strata clusters, and multi-unit housing tucked along sloped terrain. Properties near forest edges or in elevated zones face rapid temperature drops and poor drainage, while flat subdivisions deal with lingering ice on drive aprons and shared lanes. That’s why zone-aware salting, pre-dawn response, and photographic service logs are essential — especially for senior housing and high-traffic properties.
Fun fact: Mission is known as the “Home of the Fraser Valley’s First Train” — its original CPR railway bridge opened in 1891 and helped transform the area from farmland into a connected commuter hub.
Historic fact: Much of Mission’s residential growth came during the 1970s and 1980s — before modern grading, storm drainage, and winter access design were standard — leaving many strata complexes vulnerable to winter runoff, icing, and blocked entry points.
From Hatzic to Cedar Valley and the ridgelines above 7th Avenue, Only-Strata delivers strata-exclusive snow removal and salting — tailored to Mission’s elevated risks, multi-unit layouts, and steep terrain.
Zone-by-Zone Winter
Challenges in Mission
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Hatzic Bench: Elevated hillside location with long driveways and steep aprons; early black ice common before sunrise
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Cedar Valley: Dense townhouse clusters with minimal sun exposure and shaded internal roads that freeze unevenly
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Stave Falls: Rural-style access roads and sloped terrain cause slow melting and surprise overnight refreeze
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Mission West / 7th Ave Corridor: Mix of aging infrastructure and commuter foot traffic; icy walkways near schools and stairs
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Heritage Park Area: Heavy tree cover prevents daytime melt; shared walkways stay slick for hours after cold nights
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Downtown Core: Low-lying surfaces with poor runoff create icy patches after light rain or fog-based condensation
Trusted by 35+ Properties. Including townhouse-style units, hillside strata homes, and senior apartment clusters across Hatzic Bench, Cedar Valley, and Mission West. Only Strata is the go-to for reliable winter protection in Mission’s most ice-prone residential zones.
Mission averages 45–65 cm of snowfall annually — typically spread across 5–8 snow events. But its mix of elevation, forest cover, and shaded roads creates deceptively icy conditions even during clear weather.
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Ground freeze risk: 25–40 days/year
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Frequent thaw–refreeze cycles on hillside and forested roads
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Shaded townhome zones thaw slowly, creating lingering black ice
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Seniors, schools, and family housing increase liability exposure
Mission’s hillside layout and inconsistent sunlight across neighborhoods lead to patchy surface freezing that catches many strata councils off guard — unless they're working with a proactive, zone-specific winter service team.
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Ignore elevation differences between zones like Hatzic and Cedar Valley — leading to missed pre-salt timing
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Fail to monitor shaded internal roads where ice lingers well into mid-day
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Provide no photo documentation or proof of service — leaving councils exposed
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Treat Mission like a flat suburban city instead of a hillside community with rural pockets
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Delay response while prioritizing nearby cities like Abbotsford — leaving Mission stratas waiting
Mission’s combination of elevation, shade, and aging layouts demands precise, strata-specific winter service. Anything less can leave your property unsafe and legally exposed.
Why Most Snow Companies Fall Short
Most providers focus on:
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Retail plazas, malls, or large flat lots
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Commercial clients over residential
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One-size-fits-all service with no strata focus
That’s why Strata sites, Multi-Unit residential complexes, Daycares, and senior residences in Mission often receive late or incomplete winter care — or are ignored entirely. Most snow removal providers are commercially focused — their teams prioritize malls, warehouses, or parking lots.
That means stratas in Mission often get delayed, low-priority service, or none at all during smaller events. And when they do show up, they’re using equipment designed for flat, open areas — not the sloped driveways, narrow aprons, or courtyard-style layouts of multi-unit residential complexes.
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Lack of detail: small ramps and paths missed
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No documentation to defend against insurance claims
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Crews treat residential strata like shopping plazas
📸 Real Results You Can See
Why Only Strata Is Different
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We serve strata-only, multi-unit residential, daycares, and senior communities — no warehouses, malls, or retail
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We operate only in winter, our only business is Snow Removal and Winter Maintenance
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Our crews are trained for narrow, sloped, and senior-priority housing zones
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Every visit includes timestamped photos, GPS logs, and court-ready documentation
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We pre-salt based on ground condition data, not just forecast
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Strict Capacity cap & Strict Client list
Typical Pricing for Mission Stratas
Every property is different — we price based on: square footage, number of ramps/stairs, layout, number of units, access points, and elevation.
Most strata clients in Mission pay between $3,500 and $10,500 per winter season for full coverage.
Get your custom estimate: Submit in under 60 seconds.
“Most quotes are returned in under 4 business hours.”
🚫 Who We Don’t Work With — By Design
To keep our quality and response time high, we do not serve:
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Airports
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Big box store lots
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Strip malls / shopping plazas
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Warehouses or loading docks
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Restaurants or standalone retail
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Government or institutional buildings
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Industrial zones or truck yards
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Hotels or motels
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Hospitals or large medical facilities
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Any site not primarily residential
We specialize so you get better results. That’s the Only Strata difference.
⚖️ Legal Liability Protection in Mission
Mission sidewalks and laneways freeze fast — and lawsuits follow.
Even unsuccessful slip claims can cost your strata up to $25,000 in legal bills and staff time.
Successful slip-and-fall claims can exceed $57,000 + in Mission.
A successful injury claim can trigger insurance premium hikes and threaten your deductible status.
Worse — many snow removal companies don’t carry proper liability insurance, or fail to document their work correctly.
It is becoming increasingly difficult for Snow Companies to obtain Liability insurance in British Columbia
Only Strata prevents this with:
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✅ Court-ready photo documentation
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✅ Service logs for every site visit
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✅ Full transparency with downloadable reports
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✅ A perfect track record — zero liability claims across all clients
“What ‘Full Coverage’ Actually Looks Like — Before vs After”
Apartment building before our crew arrived at 4:37AM and after our crew completed service at 5:46 AM
BEFORE
AFTER
📚 Real Case Study – Hillside Townhome Complex, Mission
In late December, Mission was hit with a fast-moving weather system that dropped temperatures below freezing just after a brief evening rain. A hillside townhouse complex with limited lighting and sloped internal driveways quickly developed invisible black ice by 5:30 AM.
Only Strata’s monitoring system triggered dispatch hours earlier, and crews were on-site by 3:45 AM. Priority was given to stairwells, sloped entries, and shared walkways. All critical zones were pre-salted before residents began exiting their units. Time-stamped photo documentation was delivered by 7:00 AM, avoiding what the council later called “a guaranteed injury situation.”
“This was the first time we didn’t wake up to a frozen staircase. The difference with Only Strata is they’re not reacting — they’re already there.”
— Strata Council Member, Mission
✅ No slips. ✅ No complaints. ✅ No insurance stress.
👥 What We Look For in a Client
We work best with strata councils and property managers who:
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Value speed, safety, and communication
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Want zero-stress compliance and proactive service
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Understand the importance of advance booking
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Manage Properties with tight access, elevation issues, or senior residents
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Care about safety, not just snow removal
If that’s your community — we’re a perfect fit.
“Mission has so many weather pockets. Other contractors kept missing freeze warnings. Only Strata actually gets it — they show up early and send proof every time.”
— Property Manager, Townhome Strata, Mission
Behind the Scenes: What You Don’t See — But Matters Most
Weather & Ground Condition Monitoring
We don’t wait for your call — our system monitors local forecasts, pavement temperature, and site-specific freeze risk. You’ll be serviced before issues arise.
Custom Site Plans for Every Property
Each strata has its own layout. We map every sidewalk, ramp, drain basin, and high-risk zone to ensure no area is overlooked — and our crews follow that plan to the letter.
Strict Capacity Limits
We never overcommit. Unlike most contractors who scramble during storms, we limit our client roster so every site gets high-quality, timely service — no matter how bad the weather gets.
Full Liability Protection
Your property will receive court-ready documentation. If there’s ever a slip-and-fall claim, you’ll have time-stamped photos, service logs, and a legally defensible paper trail.
🧊 How We Work: A Simple, Proven Process
1. Fill out the Quick-Quote Tool
We start by learning about your property — just tell us your address, unit count, go through our check list, and list any key concerns. Our team reviews your site specifics, past service challenges, and any liability risk zones. This ensures you receive an accurate, strata-tailored proposal — fast
2. Approve Service Agreement
Digitally
Once you're happy with the customized plan, simply approve the agreement via email. We lock in your spot, assign a dedicated route crew, and prepare your site plan. Every property we service is capped to ensure we never overbook.
3. Enjoy your coffee—We handle the Rest
From the first snowflake to the last frost, we monitor conditions in real-time and dispatch crews automatically. You’ll receive digital service reports with photos, timestamps, and treatment notes after every visit — delivered straight to your inbox. We ensure full legal protection, detailed documentation, and zero guesswork.
👉 Have more questions? View our full comprehensive FAQ here.
Download a presentation-ready summary for your next strata council meeting — perfect for sharing key details, coverage maps, and service benefits with fellow decision-makers
📸 Real Results You Can See
$5M Liability Insurance
Coverage that protects both the strata and the contractor — every job, every storm.
Zero-Slip Claim Record
We’ve never had a client suffer a successful slip-and-fall lawsuit.
Full WCB Certified Crews
Professionally trained, injury-protected teams on every site.
Strata-Only Certified
We don’t serve malls, gas stations, or warehouses — just strata, multi-unit residential & daycare Facilities.
Live Photo Logs & Time Stamps
Every visit documented for legal protection and council peace of mind.
24/7 Live Storm Monitoring
We dispatch based on actual road temps and forecasts, not guesswork.