9 min read · Updated September 2026
What stripping and waxing actually is
Commercial floor finish — still called wax, though modern products are acrylic polymers — is a sacrificial coating applied over vinyl, VCT, or linoleum. Traffic wears the finish, not the tile, which is exactly the point.
Stripping removes every layer of old finish with a chemical stripper and a floor machine. Waxing then rebuilds the protection with several thin coats, each one dried fully before the next. Done properly the result is a deep, even gloss that resists scuffing and makes daily cleaning far easier.
How often floors need it
Scrub-and-recoat is the underused middle option: remove the top layers only and add fresh coats. It costs far less than a full strip and, done on schedule, can stretch a full strip cycle out by a year or more.
| Facility type | Strip & wax | Buff / burnish | Scrub & recoat |
|---|---|---|---|
| Office | Every 12–18 months | Monthly | Every 6 months |
| Retail storefront | Every 9–12 months | Weekly–biweekly | Every 4–6 months |
| Medical clinic | Every 12 months | Monthly | Every 6 months |
| School / daycare | Annually (summer) | Monthly | Mid-year |
| Warehouse staff areas | Every 18–24 months | Quarterly | Annually |
The professional process, step by step
- Move furniture, mask baseboards, and post wet-floor signage with the area closed off.
- Apply stripper and let it dwell — the dwell time does the work, not the machine.
- Machine-scrub with the correct pad, then detail edges and corners by hand.
- Wet-vacuum the slurry and rinse until the floor squeaks clean; any stripper residue will cloud the new finish.
- Neutralize the floor and let it dry completely.
- Apply four to five thin coats of finish, drying fully between each, keeping the first coat off the baseboards.
- Cure before heavy traffic — typically overnight, longer before rolling loads return.
What it costs in the GTA
Anything priced dramatically below these ranges usually means fewer coats or a skipped rinse — both of which show within a few months.
| Service | Typical GTA range | Notes |
|---|---|---|
| Strip and wax | $0.60 – $1.25 / sq ft | Higher with heavy buildup or tight layouts |
| Scrub and recoat | $0.30 – $0.60 / sq ft | Best value between full strips |
| Burnishing | $0.10 – $0.25 / sq ft | Usually bundled into a janitorial contract |
| Furniture moving | Quoted separately | Clearing the space yourself lowers the price |
Making the finish last
- Install proper entrance matting — most floor wear is grit tracked in from outside.
- Dust mop daily; grit under foot traffic acts like sandpaper.
- Damp mop with a neutral cleaner only. High-pH cleaners dissolve finish.
- Burnish on schedule to close micro-scratches before they dull the surface.
- Put glides under chair and table legs in dining and meeting areas.
Frequently asked questions
How long does a floor need to be closed?
Plan for the floor to be out of service overnight. Most commercial jobs are done after close and are walk-ready the next morning.
How many coats of wax should be applied?
Four to five thin coats on a stripped floor. Fewer coats means a thinner sacrificial layer and a shorter cycle.
Can hardwood floors be waxed the same way?
No. Commercial finish is for resilient floors like VCT and vinyl. Hardwood needs a dedicated wood finish or a screen-and-recoat.
Why does my floor look cloudy after waxing?
Usually stripper residue left behind by insufficient rinsing, or coats applied before the previous one dried.
Is stripping and waxing worth it versus replacing the tile?
Almost always. A full strip and wax typically costs a small fraction of replacement and restores most of the appearance.