Condo & commercial parkades · Toronto to Mississauga, Vaughan & Durham
From downtown condo towers to suburban office parks, we get the road salt, oil and grit out of your garage. We sweep, pressure wash, treat the stains and clear the catch basins one level at a time, so residents keep parking.
Free site walk-through. Itemized quote within 24 hours.
What builds up in a parkade
Everything cars drag in during a Toronto winter stays on the slab until someone washes it out. Each of these does its own kind of damage, and a regular wash is what stops it.
Chlorides soak into joints, cracks and column bases and reach the rebar. That's what turns into spalling concrete years later.
Drips spread across stalls, ramps and turning lanes, set deeper every month and make inclines slick when wet.
Fine black dust that gets kicked up by traffic and tracked into lobbies, stairwells and elevator cabs.
Winter sand settles in catch basins and trench drains until a heavy rain backs up and pools on the lower levels.
Blown down the ramp every fall, collected in corners and drains, and broken down into a wet layer that holds moisture.
White deposits and rust streaks on walls and soffits. We wash them off, and flag where they point to water getting in.
Why washing the salt out matters: garage repair is routinely one of the largest line items in a condominium reserve fund study. Washing winter salt out of the slab every year is the cheapest thing a board can do to slow that down, and the easiest maintenance item to document.
What's included
Every garage is scoped on its own. Take the full program or only what your building needs this season.
A dry pass first to lift sand, grit, litter and fine dust before any water goes down.
Drive aisles, stalls and ramps, using rotary surface cleaners that keep spray off cars and conduit.
The most important wash of the year: winter chlorides rinsed out of joints, curbs and column bases.
Biodegradable degreaser and hot water on stalls, ramps and loading areas with heavy fluid build-up.
Sediment pulled so wash water and spring melt drain properly. More on catch basin cleaning.
Lower walls, column bases, curbs, speed bumps and bollards, where salt splash collects.
Entry ramps, helical ramps and door thresholds, where most of the winter slush lands.
Condominium and commercial parking lot pressure washing: visitor lots, laneways and loading docks.
How we keep your garage open
Most condo garages never fully close for a wash. Residents move off one level the night before, we sweep and wash it, it reopens once dry, and then we move down. Here's what a three-level garage typically looks like.
| Area | Week before | Day 1 | Day 2 | Day 3 | Day 4 (optional) |
|---|---|---|---|---|---|
| Residents | Notice posted | P1 cars moved | P2 cars moved | P3 cars moved | |
| Level P1 | Closed · washing | Open · clean | Open · clean | Re-stripe by zone | |
| Level P2 | Open | Closed · washing | Open · clean | Re-stripe by zone | |
| Level P3 | Open | Open | Closed · washing | Re-stripe by zone | |
| Drains | P1 basins | P2 basins | P3 basins + sump |
Wash, then re-stripe
Traffic paint won't bond to concrete coated in salt residue and oil. If your stall numbers, arrows, accessible stalls or fire route markings are fading, book the wash and the re-stripe together. The slab gets cleaned, dries, and goes straight into layout and painting, so residents only move their cars once.
TowerCrest also does parking lot line painting for underground garages and surface lots: numbered and visitor stalls, EV spaces, arrows, stop bars and AODA accessible parking markings.
The method
Washing a garage without sweeping it first turns sand into slurry and sends it straight into your drains. The order matters.
We check levels, ramp clearance, drain locations and where they lead, water and power on each level, the worst stains, and your membrane type. Then you get an itemized quote and a phasing plan.
You get a ready-to-post resident notice and a level-by-level schedule. Residents move off one level the night before it's cleaned.
Sand, grit, litter and fine dust come up first, so they don't wash into the drains.
Degreaser goes on oil stains, then the level is pressure washed toward approved drains, with wash water recovered where the site requires it.
Catch basins are cleared, the level reopens once dry, and you get before-and-after photos for your board or owner report.
Wash water & drainage
Garage wash water carries oil, salt and grit. What can go down a drain in Toronto is governed by the City's sewer bylaw, Municipal Code Chapter 681, and the answer depends on where your garage drains actually lead.
Many underground garages route floor drains through an oil and grit interceptor before the building connection. Some ramps, older garages and exterior lots tie into storm. We confirm the drain path with your superintendent or drawings during the site walk, protect any storm-connected drains, and plan to vacuum up wash water when the site calls for it.
Most condo garages need one full wash a year. High-traffic commercial garages usually need two.
Why property managers use us
Certificates naming your corporation or management company before anyone sets foot in the garage.
A level-by-level schedule and the resident notice, so the board doesn't field complaints.
We know where the wash water goes before the first drop hits the slab.
Garage washing, catch basins and line painting under one booking and one invoice.
Before-and-after photos by level, ready to drop into your maintenance records.
If we clean your building's glass, add the garage to the same schedule and contact.
Pricing
Garage cleaning is quoted per site, usually by area or stall count. Your quote is itemized so the board can see exactly what's included.
Send these with the form and we can often quote without a second visit.
Underground garage cleaning — FAQs
Where we work
Related: Parking lot line painting · Catch basin cleaning · Storefront pressure washing · Building wash & maintenance
Get your free quote
One-time wash or a yearly program. Leave your details and we'll call to set up the site walk-through, or call us now.
