Key takeaways
- Most commercial vinyl composition tile (VCT) needs a full strip and wax about once or twice a year.
- Scrub and recoat or burnishing between full strips keeps the shine and extends the finish.
- Entries and hallways wear first and set the schedule for the whole floor.
- A dull, yellowed, scuffed or patchy finish is the sign it is time.
Strip and wax, scrub and recoat, and burnishing
| Method | What it does | When it is used |
|---|---|---|
| Strip and wax | Removes all old finish down to the tile, then applies new sealer and coats of finish | When the finish is worn through, yellowed or built up |
| Scrub and recoat | Lightly scrubs the top layer and adds fresh coats without removing everything | Between full strips, when the finish is dull but intact |
| Burnishing | High-speed polishing that restores gloss | Regularly between recoats in higher-traffic areas |
Typical schedules by traffic
| Traffic | Strip and wax | Scrub and recoat | Burnishing |
|---|---|---|---|
| Light (small offices, back rooms) | About once a year | Once or twice a year | As needed |
| Medium (busy offices, schools) | Once or twice a year | Quarterly | Monthly |
| Heavy (retail, lobbies, corridors) | Twice a year or more | Every one to two months | Weekly to monthly |
These are starting points. Entry mats, daily maintenance and the finish used all change how long a floor lasts.
Signs your floors need attention
- The floor looks dull even right after mopping
- Yellowing or darkening, especially along walls and corners
- Visible traffic lanes in hallways and entries
- Scuffs and black marks that will not mop out
- Patchy areas where finish has worn through to bare tile
What to expect on the day
- Work is usually done after hours or on a weekend so the area is empty.
- Furniture and floor mats are moved off the floor.
- The floor needs time to dry between coats and before normal traffic returns.
- Plan for the area to be closed until the crew says it is ready.
Which floors get strip and wax
Strip and wax is for resilient tile that is designed to hold a floor finish. Other floors need different care:
| Floor | Typical care |
|---|---|
| Vinyl composition tile (VCT) | Strip and wax, scrub and recoat, burnishing |
| Commercial sheet vinyl | Often finished, but check the manufacturer care guide |
| Luxury vinyl tile or plank | Usually no-wax: routine cleaning as the manufacturer recommends |
| Sealed concrete | Scrubbing, plus resealing on the sealer schedule |
| Ceramic and porcelain tile | Scrubbing and grout cleaning, not waxing |
| Carpet | Vacuuming and hot water extraction |
Planning floor care around your business
- Break large floors into areas and schedule the busiest areas first
- Book overnight or weekend work so the space is empty
- Tell staff which areas will be closed and when
- Clear small items off the floor ahead of time
- Plan around the rainy months, when entries take the most wear
What affects the price of floor care
- Square footage and how the area is laid out
- The condition of the floor and how much old finish has built up
- The number of coats of finish
- How much furniture and equipment needs to be moved
- Access hours and how long the area can be closed
How to make the finish last longer
- Use entry mats inside and outside doors, and keep them clean
- Dust mop daily to remove grit before it scratches the finish
- Damp mop with a neutral cleaner, not harsh or high-pH products
- Add chair glides and furniture pads
- Burnish on a regular schedule in busy areas
Opora Services schedules floor care quarterly, twice a year, annually or as a one-time restoration. Request a quote.
Common questions
How long does a strip and wax take?
It depends on the size of the area, the condition of the old finish and how many coats are applied. Most commercial jobs are scheduled overnight or over a weekend.
Can you strip and wax luxury vinyl plank?
Many luxury vinyl products are designed to be no-wax. Check the manufacturer care guide before applying any finish.
Is burnishing the same as buffing?
They are similar. Burnishing usually means high-speed polishing that brings the finish to a high gloss, while buffing is often done at lower speeds.
How can I tell if the finish is worn through?
Look for dull, rough or discolored patches in traffic lanes, especially where the floor looks different from areas under desks or along walls.
What about carpet?
Carpet is not waxed. It is maintained with regular vacuuming and periodic hot water extraction.
Written by Opora Services in Sacramento, California. Last updated September 2026.
