What we do
Four service lines, one point of contact. Less vendors to manage means fewer headaches for you.
Snow & Ice Management
We monitor storms and dispatch before you wake up. Lots plowed, walks cleared, salt down — documented with GPS and timestamped photos so you have proof for liability.
- Commercial lot plowing
- Sidewalk clearing & salt
- Real-time GPS tracking
- Storm event documentation
Exterior Cleaning
Storefronts, parking garages, dumpster pads, drive-thrus — if it's dirty and your tenants are complaining, we'll get it handled.
- Building facade washing
- Parking garage cleaning
- Graffiti & gum removal
- Dumpster pad degreasing
Light Commercial Construction
Suite turnovers between tenants, retail refreshes, small remodels. New paint, counters, flooring — we get spaces lease-ready without the GC price tag.
- Drywall & painting
- Countertop installation
- Flooring & minor carpentry
- Suite turnover packages
Parking Lot Striping
Faded lines are a liability and an eyesore. We re-stripe lots, mark handicap spaces, paint fire lanes, and lay down directional arrows — usually overnight so nobody's inconvenienced.
- Parking space lines
- ADA-compliant markings
- Fire lane striping
- Arrows & custom stencils
Epoxy Floor Coatings
Warehouse floors, back-of-house kitchens, mechanical rooms, retail stockrooms — if the concrete is cracked, stained, or dusting, we coat it. Seamless, chemical-resistant finishes that hold up to forklifts, foot traffic, and health inspections.
- Industrial & warehouse floors
- Commercial kitchen coatings
- Anti-slip safety finishes
- Crack repair & surface prep
Countertop Installation
Break rooms, reception desks, tenant suite kitchens — we measure, fabricate, and install quartz, laminate, and solid surface countertops. Fast turnarounds for suite turnovers so you're not holding up a lease start date.
- Quartz & solid surface
- Laminate countertops
- Break room & kitchenette installs
- Undermount sink cutouts
Custom Service Bundles
Hiring a separate contractor for every service line costs more in mobilization fees, coordination time, and markup. Bundle your services with one vendor and keep more of your maintenance budget working for you.
Property Essentials
The two services every commercial property needs on a recurring basis. Bundle them and we handle both with fewer mobilizations and lower overhead — savings we pass directly to you.
Included services
Lot & Surface Package
Power wash the building, re-stripe the lot, coat the warehouse floor — all in one coordinated project. One vendor, one schedule, one invoice. No juggling three different contractors.
Included services
Full Property Care
Everything under one contract. We become your single point of contact for every exterior and interior surface service. You stop managing five vendors and start managing one relationship.
Included services
Don't see the right combination? We build custom bundles for every property.Tell us what you need →
Flexible Payment Options
Big projects shouldn't mean big upfront bills. We offer financing through trusted providers so you can split your project cost into manageable payments — with terms that work for your budget.
Klarna
Pay in 4 interest-free installments
Affirm
Monthly payments, 0% APR available
Zip
Own it now, pay later
PayPal
Pay in 4 or monthly financing
Stripe
Secure card & ACH payments
Ask about financing when you request your quote.
Get StartedNew company.
Old-school work ethic.
We're a young company — and we know that means we have to earn your trust from scratch. So we over-prepare, over-communicate, and over-deliver on every job. No excuses, no cutting corners. We're building a reputation one property at a time.
We answer the phone
24/7 availability during snow events. We respond to every call and message — fast. We proactively keep you updated, so you always know the status of your property.
Properly insured from day one
Full COI packages, general liability, commercial auto, OSHA compliance. We came prepared with the paperwork your corporate office requires before we ever asked for a job.
Every job is documented
Timestamped before-and-after photos, GPS logs, detailed job notes. We document everything — because when you're the new vendor, proof of work isn't optional.
"I took a chance on Irongate because they were the only vendor who actually walked the property with me before quoting. They showed up on time, documented everything, and followed up the next day. That's more than I can say for vendors I've used for years."
Plowing Conditions & Quoting
How we measure conditions and build your quote
No surprises on your invoice. Here's exactly what triggers each level of service, what's included, and what drives your pricing.
Service Condition Levels
Every storm is classified into one of these levels. Your quote spells out what happens — and what it costs — at each one.
What we do: Single pass plowing of all driving lanes, fire lanes, and main walkways. Salt application on high-traffic areas.
Typical scenario: Routine morning snowfall, quick afternoon dusting
What we do: Multiple pass plowing of full lot, sidewalks cleared and treated, entrances and handicap areas hand-shoveled, full salt/brine application.
Typical scenario: Standard winter storm, steady overnight snowfall
What we do: Continuous plowing during event (multiple visits), full sidewalk clearing, stacking/relocation of snow piles away from entrances and drainage, heavy salt application, loader standby for drifting.
Typical scenario: Major winter storm, prolonged heavy snowfall
What we do: Pre-treatment with liquid brine (when forecast allows), heavy granular salt application, sand for traction on slopes, re-application as needed until temperatures rise.
Typical scenario: Ice storms, rain-to-freeze transitions, overnight refreezing
What Goes Into Your Quote
Every property is different. These are the specific measurements and factors we evaluate during our site walk to build your price.
Lot Size
Total square footage of paved surfaces we plow — parking areas, drive aisles, fire lanes. Measured during our initial site walk.
Number of Buildings & Entrances
More entrances and storefronts mean more hand-shoveling and sidewalk work. Each entrance is cleared individually to keep tenants accessible.
Sidewalk Linear Footage
Total length of sidewalks we're responsible for. Sidewalks are cleared by hand or with walk-behind equipment — separate from lot plowing.
Salt & De-Icer Usage
Priced per application based on lot size. We use commercial-grade rock salt or treated salt. Liquid brine pre-treatment is quoted separately when requested.
Service Timing Requirements
When do tenants need the lot open? A strip center that opens at 6 AM needs plowing completed before that. Tighter windows may require additional crew or equipment.
Storm Frequency (Seasonal Contracts)
Seasonal pricing is based on historical average snowfall for your area. We use a 5-year rolling average so pricing reflects actual conditions, not worst-case guesses.
How pricing works in plain English
Per-push pricing means you pay each time we plow — billed by condition level. Good for properties with lighter winter traffic or where you want to control costs event-by-event.
Seasonal contract pricing means one flat monthly rate from November through April (or your chosen term). We handle every storm regardless of how many hit. Good for budgeting — you know your exact snow cost for the year.
Salt and de-icer is always itemized separately so you can see exactly what you're paying for materials vs. labor. No bundled mystery charges.
What can go wrong — and how we handle it
No snow operation goes perfectly every storm. Weather shifts, equipment fails, and lots fill with parked cars. What separates vendors isn't whether issues happen — it's whether you hear about them before you have to ask. Here's what can come up during snow and ice management, and exactly how we handle it.
Back-to-back or long-duration storms
Crews run in rotating shifts with staged equipment and fuel, so service continues through extended events instead of stopping when the first pass is done. Priority zones (entrances, fire lanes, ADA routes) are cleared first on every pass.
Refreeze after clearing
Melting and refreeze after sundown is the most common cause of slip hazards. We monitor pavement temperatures after each event and return for follow-up salting when conditions call for it — you don't have to call us back.
Blocked areas (parked cars, dumpsters, delivery trucks)
If an area can't be cleared on the first pass, we photograph it, note it in the service log, and return to finish once it's accessible. You'll know what was skipped and when it was completed.
Equipment breakdown mid-storm
Backup equipment is staged, and routes are built with overlap so a down truck doesn't mean an unserviced property.
Plow damage to curbs, turf, or asphalt
We stake and map each site before the season so operators know where the hazards are. Any damage that does occur is documented, reported to you first, and repaired in the spring walkthrough — not discovered by your tenants.
Snow pile placement and melt runoff
Stacking zones are agreed on before the season so piles don't block sightlines, drains, or parking. If piles outgrow the site, we'll flag it and quote relocation or hauling before it becomes a problem.
Slip-and-fall claims
Every visit is logged with timestamps, materials used, and photos, matched against weather records. If a claim is ever filed, you'll have documentation of exactly what was done and when.
Every issue above has one thing in common: you hear about it from us first, in writing, with photos. That's what "one vendor, documented results" means in practice.
The right equipment for the job
Every property type calls for different machines. Here's what we bring to each kind of site — so nothing gets missed and nothing gets damaged.
Strip Centers
High-traffic retail lots with storefronts, fire lanes, and customer parking that need to stay clear during business hours.
Office Parks
Multi-building campuses with connected walkways, parking structures, and visitor lots that need a polished appearance.
Industrial Parks
Large-footprint facilities with loading docks, truck courts, and wide access roads that require heavy-duty equipment.
Pressure matters
Using too much pressure damages surfaces. Too little won't get the job done. Here's how we match the right PSI to every surface on your property.
Soft Wash
Under 500 PSILow-pressure rinse combined with specialized cleaning solutions. The chemicals do the work — not the pressure — so nothing gets damaged.
Low Pressure
500 – 1,500 PSIEnough force to remove surface dirt and buildup without risk to most commercial materials. Good for regular maintenance cleaning.
Medium Pressure
1,500 – 2,500 PSIThe workhorse range for most commercial cleaning. Strong enough to strip grime, gentle enough for standard concrete and masonry.
High Pressure
2,500 – 3,500+ PSIMaximum cleaning force for heavy-duty jobs. Reserved for hardened surfaces that can handle it — industrial concrete, loading areas, and heavy staining.
Hot Water vs. Cold Water Applications
Water temperature matters as much as pressure. Hot water breaks down grease and organics on contact. Cold water is all you need for dirt, mildew, and general grime. Here's how we decide which to use on each surface.
Hot Water
180°F – 200°F+Hot water emulsifies grease, oil, and organic matter on contact — cutting cleaning time in half and delivering a deeper clean on surfaces with heavy buildup. Essential for food-service and industrial properties.
Cold Water
Ambient TempCold water pressure washing is the standard for removing dirt, dust, mildew, algae, and general grime. It's effective, efficient, and safe for surfaces that don't have grease or oil contamination.
Why water temperature matters
Hot water doesn't just clean faster — it sanitizes. At 180°F+, hot water kills bacteria and breaks the molecular bond in grease so it lifts off instead of spreading. That's why we bring heated equipment to every restaurant, food-service, and industrial job. For general building maintenance, cold water with the right detergent and pressure does the job just as well — and costs less.
What can go wrong — and how we handle it
Pressure washing around open storefronts has real risks — water where it shouldn't go, overspray, stains that won't lift. Here's what can come up during exterior cleaning, and exactly how we handle it.
Water getting under storefront doors
We use reduced pressure and controlled angles near thresholds and notify tenants before washing so mats and merchandise are moved back from entrances.
Overspray on vehicles and signage
Work is scheduled for off-hours where possible, and areas are coned off during cleaning. Painted surfaces and signage get a test spot before full cleaning to confirm the pressure setting is safe.
Stains that don't fully lift
Some oil, rust, and gum staining is permanent, and we'll tell you that up front rather than promise a result we can't deliver. Where specialized treatments can improve it, we'll show you a test area first and document before-and-after so you can judge the value.
Wastewater runoff
Runoff is contained and handled in line with local requirements — it doesn't get pushed into storm drains and left as your compliance problem.
Disruption to open businesses
Cleaning around occupied storefronts is scheduled for early mornings, evenings, or by section, coordinated with your tenant schedule.
Every issue above has one thing in common: you hear about it from us first, in writing, with photos. That's what "one vendor, documented results" means in practice.
Light Construction
Construction without the surprises
What can go wrong — and how we handle it
Construction is where vendor communication gets tested — hidden conditions, delays, permits. Here's what can come up during light construction work, and exactly how we handle it.
Hidden conditions (rot, water damage, outdated wiring, code issues)
When we open something up and find a surprise, work in that area stops. You get photos and a written change order with cost before we proceed — no surprise line items on the final invoice.
Weather and material delays
If a delay happens, you get a revised timeline the same day, not silence. Long-lead materials are ordered at contract signing, and any substitution is approved by you in writing first.
Tenant disruption, noise, and dust
Work areas are barricaded, tenants get advance notice, and loud work is scheduled around business hours where the scope allows.
Permits
Before work starts, we confirm in writing what permits are required and who is pulling them, so nothing stalls mid-project over paperwork.
Punch-list items
Every project ends with a walkthrough with you. Anything on the punch list gets a written completion date — the job isn't done until that list is closed.
Every issue above has one thing in common: you hear about it from us first, in writing, with photos. That's what "one vendor, documented results" means in practice.
Parking Lot Striping Guide
Every line has a purpose
Faded lines are a liability. Wrong markings are a code violation. Here's how we approach lot striping — from a simple re-stripe to a full redesign.
Types of Striping Work
What your lot needs depends on its current condition and whether the layout is changing. Here's what each scope of work looks like.
Standard Re-Stripe
Existing layout refreshPainting over existing lot lines that have faded from traffic, weather, and UV. The fastest and most affordable option when your layout doesn't need to change.
Full Layout & Re-Design
New lot design or reconfigurationWhen the lot needs a new layout — adding spaces, changing traffic flow, or converting to angled parking. We measure, chalk, and stripe from scratch.
Specialty Markings
Compliance & safety markingsBeyond standard lines — the safety and regulatory markings that keep your property compliant and your tenants protected.
What Goes Into Your Striping Quote
Every lot is different. These are the measurements and conditions we evaluate during our site walk to build your price.
Lot Size & Space Count
Total number of parking spaces to be striped, plus linear footage of fire lanes, curbs, and special markings. We count every line during the site walk.
Surface Condition
New asphalt takes paint differently than aged pavement. Cracked, patched, or sealed surfaces may need extra prep — which affects material usage and time.
Paint Type & Durability
Water-based latex for standard jobs, or solvent-based / thermoplastic for high-traffic areas that need longer wear. Material choice drives cost.
Number of Colors & Stencils
Standard white lines are cheapest. Add blue (ADA), red (fire lanes), yellow (curbs), and custom stencils — each color is a separate pass.
Timing & Access
Overnight striping avoids disrupting tenants but requires lighting setup. Weekend work avoids traffic entirely. Rush jobs are possible but cost more.
Layout Complexity
Simple rectangle lots are fast. Multi-level garages, angled stalls, curved aisles, and islands add measurement and layout time to the quote.
How striping pricing works
Per-space pricing is the most common approach — you pay a flat rate per parking stall line, plus separate line items for fire lanes, ADA markings, and stencils. Simple and easy to compare.
Full-lot pricing is used when the job includes layout design, heavy prep, or specialty markings. We quote the full scope as one package so there are no surprises.
Most jobs are done overnight so your tenants and their customers aren't inconvenienced. Paint dries in 30–60 minutes under normal conditions — lots are ready for traffic by morning.
What can go wrong — and how we handle it
Striping looks simple until weather, traffic, and old ghost lines get involved. Here's what can come up during parking lot striping, and exactly how we handle it.
Weather windows
Striping needs dry pavement and the right temperature. If conditions turn, we reschedule immediately for the next viable window instead of laying paint that will fail early — and we tell you why.
Cars in the lot
We provide notice signage in advance, coordinate with your tenants, and stripe in sections so the lot never has to fully close.
Wet paint tracking
Fresh lines are coned and sections stay closed until fully dry, reopened in phases so traffic never crosses wet paint.
Layout changes and ADA stall counts
The layout, stall counts, and ADA-designated spaces are confirmed with you in writing before any paint goes down. Repainting a lot is cheap; repainting it twice isn't.
Old lines showing through ("ghost lines")
Where old layouts would show through and confuse drivers, we quote blackout paint up front — you'll know before the job whether it's needed, not after.
Every issue above has one thing in common: you hear about it from us first, in writing, with photos. That's what "one vendor, documented results" means in practice.
Epoxy Floor Coatings Guide
The right coating for every floor
Not all epoxy is the same. The system we recommend depends on what happens on that floor — foot traffic, forklifts, chemicals, or all three. Here's how we match the coating to the job.
Coating Systems by Application
Each system is built for different demands. We recommend the right one based on your space, traffic, and budget.
Solid Epoxy Coating
Standard protectionA seamless, glossy coating that seals and protects concrete. The most common commercial application — ideal for warehouses, stockrooms, and mechanical rooms where you need durability without breaking the budget.
Decorative Flake / Chip
Aesthetic + durabilityColored vinyl flakes broadcast into the epoxy create a textured, multi-toned finish. Hides imperfections, adds slip resistance, and looks sharp — popular for showrooms and office common areas.
Urethane & High-Performance
Maximum chemical resistanceWhen standard epoxy isn't enough. Urethane topcoats and high-build systems handle harsh chemicals, extreme temperatures, and heavy abrasion — built for food processing, manufacturing, and industrial environments.
What Goes Into Your Epoxy Quote
Every floor is different. These are the specific factors we evaluate during our site walk to build your price.
Floor Square Footage
Total area to be coated, measured wall-to-wall. Epoxy is priced per square foot — larger areas get a lower per-foot rate because setup and mobilization costs are spread out.
Concrete Condition
Cracks, spalling, moisture issues, old coatings, or oil-soaked concrete all require prep work before coating. We test adhesion and moisture levels during the site walk.
System & Thickness
A basic two-coat system (primer + topcoat) is the most affordable. High-build systems with flake, quartz, or urethane topcoats add layers — and cost — but last significantly longer.
Surface Prep Method
Diamond grinding, shot blasting, or acid etching — the right prep depends on the concrete condition. Proper profiling is the difference between a coating that lasts and one that peels.
Downtime & Cure Time
Standard epoxy needs 24–72 hours to cure before foot traffic and 5–7 days for heavy loads. Fast-cure systems are available for areas that can't shut down — but cost more.
Area Complexity
Columns, drains, dock levelers, machinery bases, and wall coves all add detail work. The more cut-in work and edge detailing required, the more labor goes into the job.
How epoxy pricing works
Per-square-foot pricing is the standard. Rates vary based on the system — a basic solid coat runs less per foot than a full flake system with urethane topcoat. We quote material and labor together.
Surface prep is always included in our quotes. Some contractors quote the coating cheap and then hit you with prep charges after they see the floor. We evaluate the concrete upfront so the price you see is the price you pay.
Cure time matters for scheduling. We'll coordinate with you on phased applications if the entire area can't shut down at once. Large warehouses are often done in sections over a weekend to minimize disruption.
How every job works
Same process, every time. No cutting corners, no guesswork.
Scope it
We walk the property with you, define what needs doing, and put it in writing.
Schedule it
We coordinate around your tenants and operations — not the other way around.
Do the work
Uniformed crews, proper equipment, branded vehicles. Professional every time.
Document it
Timestamped photos, GPS logs, job notes. Everything your files need.
Close it out
Quality check, your sign-off, clean invoice. No surprises.
Let's talk about your properties
Tell us what you've got and what you need. We'll put together a proposal — usually within 48 hours.