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Underground Parking Garage Cleaning in Downtown Toronto – Condominium Case Study
​Case Study | Como Maintenance Services
How COMO Maintenance Services overcame scheduling, vehicle relocation, low-clearance access and heavy dirt accumulation to complete a condominium parking garage cleaning project in one day.
Project Overview
Underground parking garages in downtown Toronto present unique cleaning challenges. High residential occupancy, limited vehicle access, low ceilings and accumulated dirt can make even routine garage maintenance a complex operation.
COMO Maintenance Services was contracted to perform a comprehensive underground parking garage cleaning at a condominium building in downtown Toronto.
The single-level garage contained more than 80 parking stalls, side entrances, and an entrance and exit ramp. The parking area was in poor condition, with substantial accumulations of dust, dirt, debris and numerous stains throughout the facility.
The project required careful coordination with building management, specialized equipment transportation and an efficient cleaning process to complete the work within a single day.
Project at a Glance
Project DetailDescription
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Location: Downtown Toronto, Ontario
Property Type: Residential condominium
Facility: Single-level underground parking garage
Garage Capacity: More than 80 parking stalls
Additional Areas: Side entrances, access ramp, posts, lower walls and floor drains
ServicesMechanical power sweeping, application of cleaning solutions, surface cleaning and pressure washing
Crew: 4 cleaning professionals
On-Site Cleaning Time: 6 hours
Transportation Time: 3 hours
Project Schedule: Sunday
Client Feedback: Highly satisfied; expressed interest in returning service in 2027
The Challenge: Cleaning an Occupied Downtown Toronto Condominium Garage
Unlike an empty commercial parking lot, an underground condominium garage is an essential part of residents' daily routines.
Our team identified four significant operational challenges that needed to be addressed before cleaning could begin.
Challenge 1: Scheduling Cleaning Around Residents
The condominium was located in a busy downtown Toronto neighbourhood, where residents regularly accessed their underground parking spaces.
Cleaning during a busy weekday could have created unnecessary disruption and complicated the safe movement of equipment and personnel.
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Our Solution: Coordinating a Sunday Cleaning Schedule
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COMO worked directly with the building superintendent to identify a suitable cleaning day.
After considering building occupancy and resident convenience, Sunday was selected as the least disruptive option.
This coordination allowed our team to plan the cleaning operation around the building's requirements rather than expecting residents to accommodate a standard weekday schedule.
Challenge 2: Relocating Vehicles Before Cleaning
A major obstacle in underground garage cleaning is the presence of parked vehicles.
Cars restrict access to parking stalls, prevent complete floor cleaning and create additional safety concerns when mechanical sweepers, cleaning solutions and pressure washing equipment are operating nearby.
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Our Solution: Requiring a Clear Garage Before Work Began
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COMO instructed the building superintendent that all vehicles needed to be relocated before the scheduled cleaning.
This requirement was established for safety reasons and to provide unrestricted access to the parking garage.
Clearing the parking stalls enabled our crew to clean areas that would otherwise have remained inaccessible.
It also helped the team work more efficiently without repeatedly stopping to navigate around parked vehicles.
Challenge 3: Low Ceilings and Restricted Equipment Access
Underground parking garages frequently have height restrictions of approximately two metres, along with tight ramps, narrow access points and limited manoeuvring space.
These restrictions create logistical difficulties for commercial cleaning contractors transporting larger equipment.
COMO normally uses enclosed trailers to transport and store its cleaning equipment. However, our enclosed trailers exceeded the garage's available height clearance.
They could not be driven into the underground facility.
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Our Solution: Adapting Equipment Transportation to the Property
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Rather than allowing the height restrictions to prevent the project from proceeding, COMO rented an open trailer specifically for the job.
The open trailer allowed us to transport the necessary pressure washing equipment and ride-on mechanical sweeper while accommodating the project's access requirements.
This alternative transportation arrangement enabled our team to mobilize the equipment required for the cleaning operation.
For condominium property managers, this demonstrates the importance of working with a contractor who can adapt equipment logistics to the building's physical limitations.
Challenge 4: Heavy Dust, Debris and Stained Garage Floors
The underground parking garage was in very poor condition before cleaning.
Significant amounts of dust, dirt and debris had accumulated throughout the parking areas, alongside numerous floor stains.
The condition of the garage required more than a basic rinse or superficial cleaning.
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Our Solution: A Multi-Stage Garage Cleaning Process
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COMO deployed a four-person crew with the mechanical equipment, cleaning solutions and personal protective equipment required for the project.
Our cleaning process followed several stages.
Step 1: Mechanical Power Sweeping
The team began by sweeping the entire garage using a ride-on mechanical sweeper.
This initial stage removed accumulated dust, loose dirt and debris from the parking areas and driving surfaces.
Crew members wore the necessary personal protective equipment while carrying out the work.
Removing loose material before wet cleaning was an important part of preparing the floors for the subsequent cleaning stages.
Step 2: Application of Cleaning Solutions
Following mechanical sweeping, the crew applied cleaning solutions to the garage floor.
This stage prepared the surfaces for further cleaning, particularly in areas affected by accumulated grime and staining.
Step 3: Surface Cleaning
After applying the cleaning solutions, our team used surface cleaners to scrub and clean the garage floors.
This process addressed the heavily soiled driving and parking surfaces throughout the facility.
Step 4: Pressure Washing Floors and Structural Surfaces
The crew then washed the garage floors, support posts and lower wall sections.
These areas can accumulate dirt and grime that are not addressed through floor sweeping alone.
By including the structural surfaces in the cleaning scope, COMO provided a more comprehensive cleaning service.
Step 5: Cleaning Garage Floor Drains
Our team also removed accumulated dirt and debris from the garage's water-collecting drains.
This additional cleaning addressed areas where debris had collected beyond the main driving and parking surfaces.
The Result: A Comprehensive Garage Cleaning Completed in One Day
Despite the project's scheduling requirements, vehicle relocation needs, restricted equipment access and heavily soiled surfaces, COMO Maintenance Services completed the underground parking garage cleaning in a single day.
Four cleaning professionals completed the on-site work in approximately six hours, with an additional three hours of transportation time associated with the project.
The cleaning removed accumulated dust, dirt and debris throughout the garage, including material collected in the floor drains.
The garage floors, posts and lower walls were cleaned as part of the completed scope.
Most importantly, the client was highly satisfied with the work and expressed an intention to contact COMO again for cleaning services in 2027.
Although future work has not yet been confirmed, the client's positive response was an encouraging outcome for the project.
What This Project Demonstrates About COMO Maintenance Services
Successful underground parking garage cleaning requires more than pressure washing equipment.
It requires planning, coordination, suitable machinery and the ability to adapt to the operating conditions of each property.
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This downtown Toronto condominium project demonstrates COMO's approach to:
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Resident-conscious scheduling: Coordinating with building management to select a cleaning day suited to the property's occupancy requirements.
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Safety-focused preparation: Establishing vehicle relocation requirements before work began.
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Flexible equipment logistics: Renting an open trailer to accommodate restricted garage access.
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Comprehensive cleaning procedures: Combining mechanical sweeping, cleaning solutions, surface cleaning and pressure washing.
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Efficient project execution: Completing the cleaning with a four-person crew in approximately six hours on site.
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Client satisfaction: Delivering results that led to positive feedback and interest in future service.
Professional Underground Parking Garage Cleaning in Toronto & the GTA
COMO Maintenance Services provides commercial underground parking garage cleaning for condominium buildings, commercial properties and parking facilities throughout Toronto and the Greater Toronto Area.
Our cleaning services can include mechanical power sweeping, floor scrubbing, pressure washing, degreasing and cleaning of accessible structural surfaces, depending on the property's requirements.
We understand that each parking facility presents different operational challenges, including vehicle relocation, limited access, equipment clearance and scheduling around building occupants.
Our approach begins with understanding those requirements and developing a cleaning plan suited to the facility.
Planning an Underground Parking Garage Cleaning Project?
Whether your condominium garage requires periodic maintenance or a more comprehensive cleaning, COMO Maintenance Services can assess your facility and recommend an appropriate cleaning approach.
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Request a Free Underground Parking Garage Cleaning Assessment
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Contact COMO Maintenance Services to discuss your condominium or commercial parking garage cleaning requirements in Toronto and the GTA.
Website: www.comomaintenance.com
Email: info@comomaintenance.com
