How Mitchell Property Maintenance applies data-driven technology and University of Waterloo research for sustainable winter results.
A Smarter Approach to Winter Maintenance
Most properties want their parking lots and walkways completely cleared with that bare-pavement look by 7 a.m. It sounds reasonable, but meeting that expectation often means using far more salt than necessary. Applying large quantities in the early morning hours increases costs and harms the environment.
A simple shift in timing, targeting 10 a.m. instead of 7 a.m., can achieve the same level of safety while reducing salt use dramatically. The findings are supported by the University of Waterloo Salt Rate Study (2015), one of the most comprehensive Canadian research projects on winter maintenance. The study examined how timing, temperature, and daylight influence salt performance and demonstrated that extending the time window for clearing pavement can reduce salt use by as much as 70 percent, depending on conditions.
Why Time Matters
“Regain time” describes how long pavement takes to return to bare after treatment. Instead of measuring by the clock, professionals focus on this recovery period because it reflects real-world performance rather than a fixed deadline.
The University of Waterloo Salt Rate Study (2015) analyzed field trials across southern Ontario to understand how salt interacts with pavement temperature, humidity, and sunlight. The results showed that small timing adjustments can deliver the same safety outcomes with dramatically less material use.
Conducted by the University of Waterloo’s Centre for Pavement and Transportation Technology (CPATT), the research remains one of Canada’s leading benchmarks for winter maintenance best practices.
At pavement temperatures between –4 °C and –6 °C:
- Clearing within 1–2 hours may need around 45 lbs of salt per 1,000 ft².
- Allowing 3–4 hours reduces that to roughly 15 lbs.
- Waiting 5–6 hours can lower it further to 10 lbs.
That small change, just a few extra hours, lets temperature, humidity, and daylight activate the salt more effectively, achieving the same result with far less material.
Given time, sunlight, and temperature do part of the work. Allowing just a few extra hours between salting and evaluation can achieve safe, clear pavement with far less material.
Environmental and Financial Benefits
Canada uses close to five million tonnes of road salt every year. All of it ends up in soil and groundwater, where it damages vegetation and ecosystems. Reducing salt where possible is one of the most effective ways to protect the environment.
Less salt also means:
- Lower long-term costs for property owners.
- Less corrosion on vehicles, doors, property, and metal surfaces.
- Fewer repairs to concrete and asphalt caused by chloride damage and temperature fluctuation that causes cracking.
Salt Service Levels That Fit Your Site
Mitchell Property Maintenance offers a range of Salt Service Levels, allowing every client to balance safety, performance, and budget. Adjusting service timing, such as extending snow-clearing goals from 7 a.m. to 10 a.m., does not reduce safety or service quality. It simply allows more efficient use of salt, benefiting both budgets and the environment.
Service Level Overview
| Service Level / Ideal For / Typical Visits | Description |
|---|---|
| Low or No Salt Ideal for: Low-traffic or specialized areas Typical visits: Approx. 5–10 per season | Minimal or no salt application. A waiver is required for No Salt service. Offers the lowest environmental impact while maintaining essential traction and accessibility. |
| Med/Low Level Ideal for: Budget-conscious sites requiring periodic coverage Typical visits: Approx. 10–30 per season | Suitable for properties that need protection during freezing rain or post-plow conditions. Reduces unnecessary material use while maintaining safety. |
| Medium Level Ideal for: Offices, logistics yards, or moderate public areas Typical visits: Approx. 30–50 per season | Balanced performance with consistent salt application and dependable results. Designed to meet most commercial needs. |
| High Level Ideal for: High-traffic environments such as retail, healthcare, or hospitality Typical visits: Approx. 50–75+ per season | Continuous monitoring and proactive treatments to ensure surfaces remain clear and safe at all times. Best for sites requiring constant accessibility. |
This tiered approach allows properties to match their risk tolerance, operational needs, and environmental goals. Every service level maintains the same high standards of safety, accountability, and quality that define Mitchell Property Maintenance.
Technology That Makes Every Granule Count
Our winter operations combine decades of experience with advanced monitoring and control systems that help reduce material use without sacrificing safety.
- Mini RWIS Weather Stations record pavement temperature, humidity, and live images from your site so treatments are based on real-time conditions.
- ThermaTrack Sensors measure pavement temperature while trucks are in motion for precise rate adjustments.
- MTS Pro Controllers automatically control salt output based on truck speed and site presets to prevent waste.
- SnowAssist Dashcams capture time-stamped proof of every visit.
- JobTrack digitally records each service for full accountability and compliance.
These systems go beyond standard industry practice. Few contractors in the region use this level of technology or data integration. At Mitchell Property Maintenance, these tools are not just about innovation, they are part of a deliberate approach built on decades of experience. We implement them to ensure that every property receives the best service possible, completed as intended, within budget, and with a commitment to environmental responsibility.
These tools ensure consistent, transparent, and environmentally responsible service for every property.
The right technology means less waste, consistent coverage, and safer results.
A More Sustainable Winter
By extending the target time for bare pavement, property managers can reduce salt use by more than half while maintaining safe, accessible surfaces. This small adjustment has a lasting impact on budgets, infrastructure, and the environment. These results reflect the findings of the University of Waterloo Salt Rate Study (2015), which confirmed that responsible salt management can maintain safety standards while significantly reducing both cost and environmental impact.
Mitchell Property Maintenance continues to lead the region in responsible winter care through decades of experience, advanced technology, and data-driven precision. We believe sustainability and safety work best when they work together.
If you manage a commercial or industrial property, now is the time to review your winter maintenance plan. Connect with us to discuss how to lower costs, protect the environment, and keep your site performing at its best.
Visit mitchellworks.ca or call 519-664-2500 to schedule a consultation or request a winter service quote.
Information referenced from the University of Waterloo Salt Rate Study (January 2015), Canada’s most comprehensive analysis of parking lot and sidewalk winter maintenance practices. You can read the full study here.