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Commercial Snow Plowing, Removal & De-Icing

Klean Lots provides 24/7 commercial snow plowing, snow removal, and de-icing across King, Snohomish, Pierce, and Thurston County. We take seasonal contracts and per-push work for parking lots, construction sites, warehouses, and industrial properties, and we apply de-icer and anti-icer before and after a storm, not just plow after it. Call (253) 410-0159 to get on the schedule before the season starts.

Call (253) 410-0159Request a quote

Puget Sound snow is harder to manage than snow in a cold climate, because it usually falls right at freezing. A storm that starts as rain and drops two degrees overnight leaves a lot glazed with ice under an inch of slush, and that is the condition that produces injury claims. The properties that handle it well are the ones that had a contract in place in October, a defined trigger depth, marked snow storage areas, and de-icer applied before the pavement dropped below freezing.

Service area
King, Snohomish & Pierce County, WA
Also called
snow plowing, snow removal, ice removal, de-icing, anti-icing, salting
Get a quote
(253) 410-0159

What snow & ice removal from Klean Lots includes

24/7 storm response

Crews on call around the clock during an event, with multiple pushes as accumulation requires rather than one pass after it stops.

Seasonal contracts and per-push

Pre-season contracts with a defined trigger depth and priority order, or per-event pricing if you would rather pay only when it snows. Contract customers get served first.

Anti-icing and de-icing

Liquid anti-icer applied ahead of a forecast storm to stop bonding, and granular or liquid de-icer after, so you are not trying to break a sheet of ice off asphalt.

Snow hauling and relocation

When piles start taking parking stalls or blocking sight lines, we load and haul snow off site with our own dump trucks.

Sidewalks, entries, and ADA routes

Hand crews on walkways, entrances, and accessible parking and ramps, which is where the liability actually lives.

Job site access

Clearing haul roads, laydown yards, and gates so an active construction site does not lose a day.

Post-storm sweeping

Sweeping up sand, grit, and de-icer residue once it thaws, which most snow contractors do not offer because they do not own sweepers.

Equipment we run

  • Plow trucks and skid steers with pushers for lots of every size
  • De-icer and anti-icer application equipment for liquid and granular product
  • Dump trucks and loaders for snow hauling and relocation
  • Hand crews for sidewalks, entries, and accessible routes
  • Street sweepers for post-thaw sand and residue cleanup

Who we do this for

  • Retail centers, grocery anchors, and multi-tenant commercial
  • Warehouses, distribution centers, and truck courts
  • Active construction sites that cannot afford a lost day
  • Office and medical campuses with early-morning access requirements
  • HOAs, apartment communities, and private roads

How it works

  1. 1

    Get on the schedule before the season. Call (253) 410-0159 or email contracts@kleanlots.com — ideally in the fall, not the night before a storm.

  2. 2

    We walk the property, mark snow storage areas and problem grades, and agree on a trigger depth and a clearing priority order.

  3. 3

    When a storm is forecast, we pre-treat. During the event we push as needed. After it, we de-ice and re-check.

  4. 4

    If piles start eating your parking, we haul the snow off. Once it thaws, we sweep up the residue.

Permits, compliance & why this matters

Property owners in Washington carry premises liability for slip and fall conditions on their lots and walkways, and a documented snow and ice plan with service records is the practical defense. We log each visit with timestamps and what was applied, and we prioritize accessible parking, ramps, and building entries because those are the highest-risk areas on any property.

Where we provide snow & ice removal

Klean Lots runs out of Kent and Tacoma and covers the full central Puget Sound corridor.

King County

Snohomish County

Pierce County

Thurston County

Snow & Ice Removal: common questions

Do you plow snow in Snohomish County?

Yes. Snohomish County is one of our core snow markets — Everett, Lynnwood, Mill Creek, Marysville, Mountlake Terrace, Bothell, Lake Stevens, Monroe, Edmonds, Mukilteo, Arlington, and the surrounding areas. Snohomish County reliably gets more snow than King County, and the Puget Sound convergence zone can bury Mill Creek and Everett while Seattle stays wet.

Do you plow snow in King County?

Yes, throughout King County including Seattle, Bellevue, Kent, Renton, Kirkland, Redmond, Issaquah, Sammamish, Federal Way, Auburn, Tukwila, and Maple Valley. Elevation drives everything here — the Issaquah Highlands, Sammamish plateau, and Renton and Newcastle hills often need service when the valley floor does not.

How fast can you get to my property after it starts snowing?

Seasonal contract customers are on a route with a defined priority order and get serviced first, generally during the storm rather than after it. Per-push and first-time callers are fit in as capacity allows, and during a significant event capacity fills fast. This is the reason to sign before the season.

How much does commercial snow removal cost in the Seattle area?

Seasonal contracts are priced on lot size, surface complexity, trigger depth, and whether de-icing is included. Per-push is priced per event. Because Puget Sound snow is unpredictable, some properties prefer the fixed budget of a seasonal contract and others prefer per-push. Call (253) 410-0159 and we will price both so you can compare.

What is the difference between de-icing and anti-icing?

Anti-icing is applied before the storm, so ice never bonds to the pavement and the plow can actually clear it. De-icing is applied after, to melt what is already there. Anti-icing uses less product and works better, but it requires acting on a forecast, which is why it needs a contract rather than a phone call at 5am.

Do you haul snow off site?

Yes. We run our own dump trucks and loaders, so when piles start consuming parking stalls or blocking sight lines we can load and remove them instead of pushing them somewhere worse.

Do you clear sidewalks and ADA parking?

Yes, with hand crews. Accessible stalls, access aisles, ramps, and building entries are the first priority on every property we service, because that is where injuries and claims come from.

Related services

Parking Lot SweepingDump TruckingEquipment RentalsStreet Sweeping

Need snow & ice removal in the Puget Sound?

Tell us the site and the schedule and we will send a written quote. Monday–Friday, 7:00am–5:00pm, with 24/7 response during snow and ice events.

Call (253) 410-0159Request a quote

Or email contracts@kleanlots.com

Call us(253) 410-0159