Parkade cleaning removes the oil, tire rubber, grit and winter de-icer residue that build up on parking floors, and clears the drains that carry water away. For most stratas and commercial buildings, that means regular sweeping, spot treatment of oil and spills, and a deeper scrub or pressure wash on a set schedule, often timed for spring.
Done properly, underground parking cleaning for stratas is a planned project, not a hose-down: residents get written notice and move vehicles section by section, wash water is captured instead of running into storm drains, and the work is timed around water restrictions. This guide covers each step, plus frequency and what a quote should include.
Why parkades need scheduled cleaning
A parkade collects everything vehicles carry in, and nothing rinses it out.
- Oil and grease stain concrete and make aisles and ramps slippery, especially when wet.
- Tire rubber and grit collect in aisles and on ramps and get tracked into elevator lobbies.
- De-icer residue rides in on tires in winter. The National Research Council identifies de-icing salts as a primary cause of rebar corrosion: chlorides work into concrete through pores and cracks, and corroding rebar leads to cracking, delamination and spalling, damage engineers see in parking garages.
- Dust coats pipes, signs and light fixtures, cutting light levels.
- Drains and sumps fill with sediment, leading to ponding and odours.
Cleaning doesn’t repair concrete or replace a traffic membrane; those are engineering decisions for your depreciation report and maintenance plan. But a clean floor makes cracks, leaks and rust stains easier to spot early.
Parkade cleaning methods and when each fits
| Method | What it does | Best for | Limits |
|---|---|---|---|
| Power sweeping | A sweeper picks up grit, dust and litter | Routine cleaning, and prep before any wash | Doesn’t lift oil or bonded grime |
| Machine scrubbing | An auto-scrubber applies solution, scrubs and vacuums up the dirty water | Open floor with moderate soiling, using less water | Corners, drains and stall edges need detail work |
| Pressure washing | High-pressure water, hot or cold, lifts embedded grime | Deep cleans, ramps, entrances and heavy soiling | More water to capture; vehicles must be moved |
| Degreasing | A degreaser breaks down oil before scrubbing or rinsing | Oil stains under stalls and at entrances | Product choice matters for concrete, coatings and wash water |
| Spot treatment | Targeted cleaning of fresh spills, stains or odours | Between scheduled cleans | Doesn’t replace a full clean |
Most programs combine methods: sweep, pre-treat oil stains, scrub or pressure wash, then clear drain grates and catch basins of the sediment the cleaning moves.
How often to clean a parkade
Frequency depends on traffic, stall count, public use and how much rain, snow and grit vehicles bring in. Use this as a starting point and adjust after the first year.
| Building type | Sweeping | Spot treatment | Deep clean (scrub or pressure wash) |
|---|---|---|---|
| Townhouse complex or small low-rise parkade | Quarterly | As needed | Once a year, in spring |
| Mid-rise or high-rise residential tower | Monthly | Monthly or as needed | Once or twice a year: spring, plus fall if traffic is heavy |
| Mixed-use building with retail or visitor parking | Every one to two weeks | Weekly | Twice a year or more |
| Office or commercial parkade with public or pay parking | Weekly or more often | Weekly | Two to four times a year |
| Ramps, entrances and loading areas (any building) | Weekly in winter and the wet months | As needed | With each deep clean, plus after winter |
A spring deep clean suits many buildings because it removes winter de-icer residue and grit before summer dust settles in. Our strata maintenance schedule shows where parkade work fits among other seasonal jobs.
Parkade pressure washing in Vancouver: wash-water rules
Where the dirty water goes is the part most likely to cause trouble. In Vancouver, the Sewer and Watercourse By-law No. 8093 says no person shall cause or permit contaminated water or wastewater to be discharged to a storm sewer, and the City notes that pressure-washing wastewater contains dirt, debris, oils, greases, metals and detergents. Other municipalities have their own bylaws, so check the rules where your building is.
Metro Vancouver’s wastewater guide for building managers gives the same direction: identify which parts of a building’s system discharge to a sanitary, combined or storm sewer, and never discharge wastewater to storm drains, lawns, ditches or manholes, or let runoff reach the street. In certain older areas of Vancouver, Burnaby and New Westminster, sewage and stormwater may share a single combined sewer.
Capture and containment, in general terms
- Find out where floor drains, trench drains and sumps discharge before any water is used; building drawings, your plumbing contractor or the municipality can help.
- Sweep up solids first so less sediment ends up in the water.
- Protect drains that lead to storm, and use berms or barriers to contain water.
- Recover wash water with vacuum equipment or an auto-scrubber, and dispose of it as your municipality allows.
- Choose products carefully: Metro Vancouver suggests cleaning products low in phosphates, chlorines, dyes and perfumes, and avoiding those with poisonous, flammable, corrosive or explosive hazard symbols.
- Ask the contractor to describe its capture and disposal method in the quote.
Water restrictions and scheduling
If your building uses water from the regional system, Metro Vancouver’s Drinking Water Conservation Plan applies. Stage 1 is in effect automatically from May 1 to October 15 each year, Stages 2 and 3 can be activated in unusually hot, dry conditions, and Stage 4 is for emergencies. Rules for washing impermeable surfaces tighten as the stages rise.
| Stage | What the plan says |
|---|---|
| Stage 2 | Prohibited except for a health or safety reason, preparing a surface for painting or similar treatment, or aesthetic cleaning by a commercial cleaning operation |
| Stage 3 | Prohibited except for a health or safety reason or preparing a surface for painting or similar treatment by a commercial cleaning operation; no aesthetic cleaning |
| Stage 4 | Prohibited except if ordered by a regulatory authority for a health or safety reason |
The restrictions apply to drinking water from the regional system, not rainwater, grey water or recycled water. Before booking washing between spring and fall, check the current stage and agree with the contractor what happens if it changes. Whether a wash counts as health-and-safety or aesthetic cleaning isn’t something to guess at, so at Stage 3 or higher, ask your municipality first.
In the Fraser Valley, check your own city’s rules. Abbotsford and Mission, for example, share a four-stage program at ourwatermatters.ca that restricts washing impermeable surfaces from Stage 2.
Resident notices and vehicle logistics
A parkade can’t be cleaned properly around parked cars. Split it into sections by level, drive aisle or stall numbers, and clean one section per shift while those residents park elsewhere.
Notice timeline
- Three to four weeks before: confirm dates and sections, arrange temporary parking, and review your bylaws and rules on vehicles.
- Two weeks before: post notices at entrances, elevators and mail areas, email residents, and include a section map.
- One week before: send a reminder with each section’s date and time.
- Two days before: post signs at each affected section.
- Day of: the crew photographs any vehicles that haven’t moved, then works around them or returns later.
- After: share completion photos and any issues found, such as cracks, leaks or blocked drains.
Vehicles that don’t move
Decide in advance whether the crew works around them or comes back, and whether council will act under its bylaws. Don’t ask a contractor to move a resident’s vehicle. If stalls are limited common property, note that section 72(2) of the Strata Property Act lets a strata corporation, by bylaw, make an owner responsible for repairing and maintaining limited common property the owner has a right to use. This is general information, not legal advice.
What a parkade cleaning quote should include
Put these in writing
- Areas included: levels, aisles, ramps, stalls, entrances, lobbies, and garbage or bike rooms.
- The method for each area, and whether hot water is used.
- How oil stains will be treated, and what to expect on old stains.
- Whether drains, catch basins and sumps are cleaned or excluded.
- How wash water will be captured and disposed of, and how storm drains will be protected.
- What happens if the water-restriction stage changes.
- The section plan, with start and finish times.
- Who prepares resident notices, and how unmoved vehicles are handled.
- Equipment type, electric or fuel-powered, and how exhaust is managed.
- Signs, cones and barriers at ramps and entrances.
- Before-and-after photos and a note of any maintenance issues found.
- Proof of liability insurance and a WorkSafeBC clearance letter addressed to you.
- Price, payment terms and what counts as extra work.
What affects the price
There’s no standard parkade rate; quotes are built from the site:
- Floor area, number of levels and ramps
- How dirty the floor is, and time since the last deep clean
- Method: sweeping, scrubbing, or full pressure washing with water recovery
- Drain and catch-basin cleaning
- Number of sections and shifts needed to work around vehicles
- Water capture and disposal requirements
- Access: height clearance, ramp slopes, hose runs and water supply
- Evening or weekend scheduling
We provide fixed-price written quotes after a walkthrough. See our parkade cleaning and pressure washing services for what’s covered.
Fraser Valley winters and parkade care
Parkades in Abbotsford, Chilliwack and Mission face colder winters, with snow, ice and strong outflow winds. Vehicles carry slush, gravel and de-icer in on every trip, and meltwater spreads it across the floor.
- Sweep more often in winter so grit doesn’t grind into the surface or wash into drains.
- Clear drains before and after the cold season; standing water near entrances and open ramps can freeze.
- Book the deep clean for spring, once hard frosts are over, to remove de-icer residue.
- Plan for summer dust from farmland and industrial sites, pollen and, in some years, wildfire smoke.
Metro Vancouver parkades follow a wetter pattern, with water and grit tracked in from fall to spring and heavier rain on the North Shore. For local details, see our Fraser Valley and Metro Vancouver service areas, or strata cleaning for year-round common-area care.