Pricing, explained
What property maintenance actually costs in Southern Ontario
Snow removal, asphalt, concrete and grounds care are all priced on the property, not on a rate card. Here's what drives the number — so you can read any quote you're given, including ours.
How much does property maintenance cost?
Property maintenance is priced per property, based on the area being serviced, how often crews attend, how much hand work and material is involved, and how quickly the site has to be ready. Snow is priced by cleared area, walkway work and salt volume; asphalt and concrete by area and depth of repair; grounds care by size and visit frequency. ALLPROP quotes every address after a free site assessment and itemizes the estimate, so nothing is bundled into a single unexplained number.
Snow removal and seasonal snow contracts
Snow pricing comes down to how much surface has to be cleared, how fast it has to be clear, and how often we're expected on site. A seasonal contract spreads a known amount across the winter; per-visit billing costs less in a mild year and more in a heavy one.
What changes the price
- Size of the lot or driveway, and how much room there is to stack snow on site
- Whether snow can be pushed on site or has to be hauled away
- Walkways, entrances and stairs that need shovelling and salting by hand
- Salt and de-icing volume — an ice-control site costs differently than an accumulation site
- The time you need it clear by (pre-opening clearing costs more than mid-morning)
- Trigger depth — clearing at 2cm means more visits than clearing at 5cm
- Seasonal contract vs per-visit billing, and whether service logs are required
- Number of sites in the portfolio, which usually lowers the per-site cost
Asphalt repair, sealing and line painting
Asphalt is priced by area and by depth of repair. The expensive part is almost never the surface — it's whatever is happening underneath it. Repairing a failed base costs more per square foot than sealing, but sealing over a failed base buys you one season.
What changes the price
- Square footage of the area being repaired, sealed or resurfaced
- Surface patching vs full-depth base repair (the difference is significant)
- Whether drainage or grade has to be corrected first
- Crack filling volume and condition of existing joints
- Line painting — number of stalls, accessible spaces, arrows and fire routes
- Access and staging: can the lot stay partly open, or does work have to be phased?
- Time of year — asphalt and sealing need warm, dry weather
Concrete: sidewalks, curbs, pads and trip hazards
Concrete work is priced per section replaced or per hazard corrected. Grinding a heaved slab back to level is far cheaper than replacing it, so the first question is always whether the section can be saved.
What changes the price
- Number and size of sections being repaired or replaced
- Grinding a trip hazard vs removing and repouring the slab
- Removal and disposal of existing concrete
- Reinforcement, thickness and expected load (walkway vs truck approach)
- Salt damage and spalling on existing surfaces
- Curing time and how long the area has to stay closed
Lawn care, grounds maintenance and cleanups
Grounds care is priced on visit frequency and how much finish work the property needs. Two properties the same size can differ substantially if one is mostly open turf and the other is beds, edges and tight trimming.
What changes the price
- Property size and how much of it is turf versus beds and hard surfaces
- Visit frequency through the growing season
- Trimming, edging and finish standards (presentation-sensitive sites take longer)
- Bed maintenance, mulch and weed control
- Spring and fall cleanups, and leaf volume from mature trees
- Debris and clipping disposal
Reading a quote
What an itemized quote should show you
If a quote is one number with no breakdown, you can't tell what was left out. Ours separates the work so you can compare it fairly against anyone else's.
- The scope, area or square footage the price covers
- What's included per visit, and how many visits are assumed
- Materials separated from labour — salt, sealer, mulch, concrete
- What triggers extra charges, and at what rate
- Whether disposal and haul-away are included
- Billing structure: seasonal, per visit, or per project
- Documentation and service logs, if you need them for liability
- Who your point of contact is while work is underway
Answers
Property maintenance cost FAQs
How much does snow removal cost?+
There is no single rate, because the cost tracks the work: cleared area, how many walkways need hand shovelling, how much salt the site takes, how quickly it has to be clear, and whether you want a seasonal contract or per-visit billing. A seasonal contract on a small commercial lot is a very different number than per-storm service on a residential driveway. We quote each address after looking at it, and the quote is itemized so you can see what each part costs.
Is a seasonal snow contract cheaper than paying per storm?+
It depends on the winter. A seasonal contract is a fixed, predictable amount regardless of how many storms arrive — you pay more in a mild year and less in a heavy one. Per-visit billing tracks the actual weather. Most commercial owners and property managers choose seasonal contracts because the budget is fixed and the site gets priority dispatch, which matters more than saving money in a mild February.
How much does commercial snow removal cost compared to residential?+
Commercial sites almost always cost more per visit, because there is more surface to clear, more walkway and entrance work, higher salt volume, a required clearing deadline before opening, and usually documented service logs for liability. On the other hand, cost per site drops when several properties are covered under one agreement.
Why do asphalt quotes vary so much for the same size lot?+
Because they are often quoting different work. A surface patch and a full-depth base repair look similar on paper and cost very differently, and a cheap quote frequently means sealing over a problem that will return next spring. Ask whether drainage and the base are included, or only the surface.
Do you charge for a quote or a site visit?+
No. Site assessments and quotes are free, and the estimate is itemized so you can see exactly what's included before any work starts. We respond to most quote requests within one business day.
Can you maintain several properties on one budget?+
Yes. Multi-property owners, landlords and property managers get one point of contact, one standard across every address, and billing arranged per location, per owner, or consolidated into a single invoice.
Free, transparent quote
Get a free, itemized quote for your property.
Tell us about the property and you'll get a detailed estimate with the pricing broken out line by line. We respond to most quote requests within one business day.
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