




Four service lines, one point of contact. Less vendors to manage means fewer headaches for you.

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.

Storefronts, parking garages, dumpster pads, drive-thrus — if it's dirty and your tenants are complaining, we'll get it handled.

Suite turnovers between tenants, retail refreshes, small remodels. New paint, counters, flooring — we get spaces lease-ready without the GC price tag.

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.

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.

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.
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.
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
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
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 →
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.
Pay in 4 interest-free installments
Monthly payments, 0% APR available
Own it now, pay later
Pay in 4 or monthly financing
Secure card & ACH payments
Ask about financing when you request your quote.
Get StartedWe'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.
24/7 availability during snow events. We respond to every call and message — fast. You'll never wonder where your crew is because we proactively keep you updated.
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.
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
No surprises on your invoice. Here's exactly what triggers each level of service, what's included, and what drives your pricing.
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
Every property is different. These are the specific measurements and factors we evaluate during our site walk to build your price.
Total square footage of paved surfaces we plow — parking areas, drive aisles, fire lanes. Measured during our initial site walk.
More entrances and storefronts mean more hand-shoveling and sidewalk work. Each entrance is cleared individually to keep tenants accessible.
Total length of sidewalks we're responsible for. Sidewalks are cleared by hand or with walk-behind equipment — separate from lot plowing.
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.
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.
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.
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.
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.
High-traffic retail lots with storefronts, fire lanes, and customer parking that need to stay clear during business hours.
Multi-building campuses with connected walkways, parking structures, and visitor lots that need a polished appearance.
Large-footprint facilities with loading docks, truck courts, and wide access roads that require heavy-duty equipment.
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.
Low-pressure rinse combined with specialized cleaning solutions. The chemicals do the work — not the pressure — so nothing gets damaged.
Enough force to remove surface dirt and buildup without risk to most commercial materials. Good for regular maintenance cleaning.
The workhorse range for most commercial cleaning. Strong enough to strip grime, gentle enough for standard concrete and masonry.
Maximum cleaning force for heavy-duty jobs. Reserved for hardened surfaces that can handle it — industrial concrete, loading areas, and heavy staining.
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 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 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.
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.
Parking Lot Striping Guide
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.
What your lot needs depends on its current condition and whether the layout is changing. Here's what each scope of work looks like.
Painting 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.
When the lot needs a new layout — adding spaces, changing traffic flow, or converting to angled parking. We measure, chalk, and stripe from scratch.
Beyond standard lines — the safety and regulatory markings that keep your property compliant and your tenants protected.
Every lot is different. These are the measurements and conditions we evaluate during our site walk to build your price.
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.
New asphalt takes paint differently than aged pavement. Cracked, patched, or sealed surfaces may need extra prep — which affects material usage and time.
Water-based latex for standard jobs, or solvent-based / thermoplastic for high-traffic areas that need longer wear. Material choice drives cost.
Standard white lines are cheapest. Add blue (ADA), red (fire lanes), yellow (curbs), and custom stencils — each color is a separate pass.
Overnight striping avoids disrupting tenants but requires lighting setup. Weekend work avoids traffic entirely. Rush jobs are possible but cost more.
Simple rectangle lots are fast. Multi-level garages, angled stalls, curved aisles, and islands add measurement and layout time to the quote.
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.
Epoxy Floor Coatings Guide
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.
Each system is built for different demands. We recommend the right one based on your space, traffic, and budget.
A 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.
Colored 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.
When 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.
Every floor is different. These are the specific factors we evaluate during our site walk to build your price.
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.
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.
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.
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.
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.
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.
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.
Same process, every time. No cutting corners, no guesswork.
We walk the property with you, define what needs doing, and put it in writing.
We coordinate around your tenants and operations — not the other way around.
Uniformed crews, proper equipment, branded vehicles. Professional every time.
Timestamped photos, GPS logs, job notes. Everything your files need.
Quality check, your sign-off, clean invoice. No surprises.
Tell us what you've got and what you need. We'll put together a proposal — usually within 48 hours.