Strip and wax services typically cost $0.30-$0.80 per square foot, with many standard jobs landing near $0.50 per square foot. Total price depends on floor area, existing finish, furniture moving, number of coats, access, and local labor rates; small jobs may have a minimum charge.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Strip and wax service | $0.30/sq ft | $0.50/sq ft | $0.80/sq ft | Standard commercial vinyl floor |
| 1,000 sq ft job | $300 | $500 | $800 | Before unusual prep or moving |
| Small-job minimum | $250 | $400 | $600 | Varies by contractor and travel |
| Extra finish coat | $0.03/sq ft | $0.06/sq ft | $0.10/sq ft | May be included in package pricing |
What a 1,000-square-foot strip and wax job costs
A straightforward 1,000-square-foot job often totals $350-$650, including stripping, rinsing, and applying three or four coats of floor finish. At the broader market range, the same area can run $300-$800. Larger, open spaces may receive a lower per-square-foot rate because setup and travel costs are spread over more floor.
For a basic budget, use about $0.50 per square foot, then add charges for difficult prep or restricted access. Rates generally apply to resilient flooring such as vinyl composition tile, or VCT. Natural stone, wood, specialty coatings, and damaged floors may require different methods and quotes.
Assumptions: U.S. commercial property, standard VCT, clear access, normal soil, and three to four finish coats.
How stripping, finish, and labor appear on quotes
Contractors may quote a single all-inclusive rate or itemize the work. Ask whether the estimate includes furniture movement, neutralizing and rinsing, final coats, and disposal. A low square-foot price can exclude work that another company includes.
| Quote item | Typical range | What changes the charge |
|---|---|---|
| Stripper and floor finish | $0.08-$0.20 per sq ft | Finish condition, product grade, coat count |
| Labor | $0.18-$0.45 per sq ft | Room layout, access, crew size |
| Machine and supplies | $25-$75 per job | Equipment needs and job duration |
| Furniture moving | $50-$250 per area | Quantity, weight, and reset requirements |
| After-hours work | 10%-30% added | Night, weekend, or tight scheduling |
Labor and floor condition account for much of the difference between a basic and a high quote. A useful labor estimate is ; commercial cleaning labor commonly prices out around $30-$60 per worker-hour after business overhead. Contractors may not show this hourly calculation on a fixed-price proposal.
Floor area, finish condition, and coat count change the rate
Square footage is the main pricing unit, but net floor area matters more than building size. Measure the areas being serviced and exclude carpet, permanent fixtures, and rooms not included in the work order. A job under 500 square feet may be billed at a minimum rather than a straight per-foot rate.
Deeply worn finish, multiple old layers, and hard-to-reach edges can push a quote above $0.80 per square foot. Three coats usually cost less than five or six, but extra finish may be specified for traffic or appearance. Ask the contractor to state the number of coats and whether a sealer is included.
VCT with several intact finish layers is typically faster to strip than a floor with heavy buildup, adhesive residue, or neglected corners. Work around occupied rooms, narrow corridors, stairs, and many small offices can also take longer than an open space of the same area.
Ways to lower the bill without cutting floor protection
Clear movable furniture before the crew arrives if the contractor allows it, and confirm whether the customer or cleaning company is responsible for returning it. Grouping several rooms or nearby sites into one visit may reduce minimum charges and travel expenses.
Compare quotes on the same square footage, coat count, and included prep instead of choosing by rate alone. Ask whether the existing finish can be scrubbed and recoated rather than fully stripped; that approach may cost roughly $0.15-$0.35 per square foot when the finish is still sound, but it is not appropriate for heavy buildup or peeling.
Scheduling during a contractor’s less-busy period may help with availability, while requesting overnight or next-day service can add a premium. Avoid paying for premium finish or extra coats unless traffic, maintenance plans, or the property specification justifies them.
Regional labor rates shift commercial floor-care quotes
Rates are not uniform across the United States. Large metros and high-wage coastal markets can run about 15%-35% above a mid-range national estimate, while some smaller cities and rural markets may be 10%-20% below it. These differences reflect labor, insurance, travel, and local business costs rather than a guaranteed regional price.
For a 2,000-square-foot standard job, a practical planning range is $600-$1,600 before unusual extras. A mid-market quote near $1,000 may rise to roughly $1,150-$1,350 in a costly metro or fall to about $800-$900 where contractor overhead is lower. Ask for local, written pricing because travel distance and minimums can outweigh regional averages on small jobs.
How long a typical VCT floor job takes
A two-person crew may complete a clear 1,000-square-foot area in about 6-10 hours, including stripping, rinsing, drying, and applying finish. A 3,000-square-foot open area may take around 10-16 hours, though drying time and ventilation can extend the period before the space is ready for foot traffic.
Room-by-room work, furniture handling, and stubborn finish buildup add labor time. Contractors often schedule after business hours so the floor can dry without interruptions. Confirm when the final coat will be applied and how long the floor must remain closed; rushing foot traffic onto uncured finish can damage the result.
Three sample quotes for different floor sizes
These examples show how square footage and site conditions affect totals. They assume standard VCT and no major repairs; local labor prices can move each estimate outside the stated range.
| Job example | Rate assumption | Labor or added work | Estimated total |
|---|---|---|---|
| 500 sq ft office, clear access | $0.60-$0.80/sq ft | Small-job minimum applies | $300-$500 |
| 1,000 sq ft clinic, standard prep | $0.40-$0.65/sq ft | Two workers, about 6-10 hours | $400-$700 |
| 3,000 sq ft school corridor, heavy buildup | $0.55-$0.85/sq ft | Extra edge work and drying time | $1,650-$2,550 |
Use the examples as quote checks, not fixed market prices. If a proposal is far outside a comparable range, ask what is included, whether floor repairs are necessary, and whether the measured area matches the work order.
When a scrub and recoat beats a full strip
Full stripping removes old finish down to the floor surface before new coats are applied. A scrub and recoat cleans and lightly abrades a finish that remains bonded, then adds new finish. The lighter service can save money and downtime, but it cannot correct widespread peeling, deep discoloration, or layers that have turned yellow or sticky.
Have the contractor assess finish adhesion before substituting a recoat for stripping. Request the proposed service, coat count, and price per square foot in writing. For a property maintained on a regular schedule, periodic recoating can reduce the need for a more labor-intensive strip; the appropriate interval depends on traffic and cleaning practices.