Floor Maintenance Cost Ontario 2026 | Pricing Guide

Floor Maintenance Rates in Ontario (2026)

The table below covers current Ontario market rates for commercial floor maintenance by service type. All rates are per square foot unless noted.

Floor Maintenance by Service Type — What Each Delivers

Strip and Wax — $0.25–$0.55/sq ft

Strip and wax is the most thorough floor maintenance service and the foundation of any VCT or vinyl tile maintenance program. The process: apply chemical stripper to dissolve all existing finish layers, agitate with a low-speed floor machine and stripping pad, extract the stripped finish slurry with a wet vacuum, rinse the floor to remove all stripper residue, allow to dry completely, then apply 3–5 coats of commercial floor finish with mops, allowing each coat to dry before applying the next.

Done correctly, a strip and wax job takes 3–6 hours for 1,000 sq ft with a 2-person crew — significantly longer than it looks like it should. The most common failure mode in budget strip and wax is insufficient stripping (leaving residue that the new finish adheres poorly to) and insufficient coats (2 coats instead of 4–5, resulting in a finish that wears through quickly). Always ask how many finish coats are included in a strip and wax quote — 3 is the minimum, 4–5 is the standard for high-traffic commercial.

Annual strip and wax is the standard recommendation for most Ontario commercial VCT floors. High-traffic areas like hospital corridors and retail entrances may need stripping twice per year. Low-traffic back-office areas can extend to 18–24 months between strip cycles if scrub and recoat is performed regularly.

Scrub and Recoat — $0.12–$0.22/sq ft

Scrub and recoat sits between strip and wax and burnishing in the maintenance hierarchy. An aggressive scrubbing pad removes the top 1–2 damaged or contaminated finish layers without stripping all the way to the bare floor — then 1–2 fresh finish coats are applied over the remaining finish. The result is a refreshed appearance and restored protection without the full labour and downtime of a complete strip.

Scrub and recoat is the right service when the floor has lost its gloss and has visible scuff marks or dullness but hasn't accumulated significant finish buildup or deeply embedded contamination. In a well-maintained VCT program, scrub and recoat is performed every 3–6 months between annual strip cycles. For a 2,000 sq ft floor at 4 times per year, that's $960–$1,760 annually in scrub and recoat costs — less than one additional strip cycle and significantly more effective at maintaining appearance.

Burnishing and Buffing — $0.04–$0.08/sq ft

Burnishing uses a high-speed rotary machine (1,500–3,000 RPM) to generate friction heat that liquefies and re-levels the top layer of floor finish, restoring gloss without adding or removing finish. It is the fastest and cheapest floor maintenance service and the most frequent in a well-run program. Monthly burnishing of a 2,000 sq ft floor costs $80–$160 — roughly the cost of a single mop bucket of floor finish — and keeps the floor looking freshly waxed between scrub and recoat cycles.

The distinction between burnishing and buffing is technical: burnishing uses high-speed machines that generate heat; buffing uses lower-speed machines that polish mechanically rather than thermally. In commercial floor maintenance, both terms are often used interchangeably. Confirm which machine speed your cleaning company uses — high-speed burnishing delivers a significantly higher gloss than low-speed buffing.

Floor Maintenance Cost by Floor Type

VCT (Vinyl Composition Tile)

VCT is the most common commercial floor type in Ontario — found in schools, hospitals, retail, offices, and industrial facilities across the province. It is designed to be maintained with a strip-and-wax program: the tile itself has no factory finish and relies entirely on applied floor finish for protection and appearance. Without a maintenance program, bare VCT scratches, stains, and deteriorates rapidly.

VCT maintenance is straightforward to price because the service requirements are well-defined and the products are standardised. The Ontario VCT strip and wax market is competitive — a fair quote for a 3,000 sq ft office is $750–$1,650 for strip and wax with 4–5 finish coats. Quotes significantly below this range typically involve fewer finish coats, inadequate stripping, or diluted chemistry.

Luxury Vinyl Tile and Luxury Vinyl Plank (LVT/LVP)

LVT and LVP have replaced VCT in many new Ontario commercial installations over the past decade. The critical distinction: LVT and LVP have a factory wear layer and should never be stripped with chemical strippers. Stripping LVT with VCT chemistry removes the wear layer and destroys the floor — permanently and expensively. This is one of the most common and costly mistakes in commercial floor maintenance.

LVT and LVP maintenance uses specific no-strip, no-wax cleaners and periodic restorative products that condition the wear layer without damaging it. Some LVT products accept a compatible floor finish — check with the manufacturer before applying any finish to LVT. Restorative cleaning for LVT runs $0.15–$0.30/sq ft and should be performed quarterly or as needed. If a cleaning company quotes strip and wax for your LVT floor, do not accept.

Commercial Hardwood

Commercial hardwood floors — found in restaurants, boutique retail, yoga studios, and corporate offices — require pH-neutral cleaning products and periodic recoating with compatible hardwood finish. The maintenance approach depends on whether the floor has a surface finish (polyurethane or similar, which sits on top of the wood) or a penetrating oil finish (which soaks into the wood). Surface finish floors are recoated. Oil finish floors are re-oiled. Using the wrong product on either type damages the floor.

Commercial hardwood recoating in Ontario runs $0.35–$0.70/sq ft. Full hardwood refinishing — sanding down to bare wood and refinishing — runs $3–$8/sq ft and is significantly more disruptive. A well-maintained commercial hardwood floor with periodic recoating can last 20–30 years before requiring full refinishing. An unmaintained floor may need refinishing in 5–8 years.

Polished Concrete

Polished concrete has become increasingly common in GTA commercial spaces — retail, restaurants, loft offices, and industrial-chic environments. Maintaining polished concrete requires specific densifiers and guards that protect the concrete surface and maintain reflectivity. Standard commercial moppers use products that leave residue on polished concrete and progressively dull the surface.

Polished concrete maintenance runs $0.40–$1.20/sq ft depending on the level of polish (lower grit requires more product) and the current condition. Initial sealing or re-densifying is at the higher end. Routine maintenance cleaning with correct products is significantly cheaper and should be included in the ongoing cleaning contract.

Epoxy and Resin Floors

Epoxy floor coatings are common in Vaughan and Mississauga industrial and warehouse environments, automotive facilities, and food processing operations. Epoxy maintenance involves scrubbing with appropriate degreaser, inspecting for delamination or chips, and periodic recoating of worn areas. Maintenance runs $0.20–$0.45/sq ft. Full epoxy recoating — surface preparation, primer, and topcoat — runs $3–$8/sq ft and should be reserved for floors where the existing coating has failed beyond maintenance repair.

What Drives Floor Maintenance Costs Up or Down

Factors That Increase Cost

• Finish buildup: VCT floors that have not been stripped in 3+ years have accumulated layers of yellowed, contaminated finish that require multiple stripping passes or stronger chemistry. This takes significantly longer and costs more than a floor on a regular maintenance cycle.
• Large areas with obstacles: Open-plan floors clean faster than spaces packed with furniture, equipment, or partitions. Moving furniture, working around fixed obstacles, and edging by hand along complex perimeters all add time.
• After-hours access windows: Strip and wax requires the floor to be completely clear and unused for 4–8 hours including drying time. After-hours scheduling, overtime crew rates, and building access coordination add cost.
• High-specification finishes: Some commercial spaces use premium floor finish products with higher solids content — longer-lasting but more expensive per coat. Confirm what product tier is included in any quote.
• Contaminated floors: Oil, grease, or chemical contamination (common in food service and industrial environments) requires decontamination before standard floor maintenance can proceed.

Factors That Reduce Cost

• Regular maintenance program: Floors maintained on a consistent schedule are cheaper to maintain than floors serviced irregularly. Annual strip costs less when the floor is already on a quarterly scrub-and-recoat cycle.
• Open floor plan: Fewer obstacles mean faster work. A clear floor takes half the time to strip and wax vs a heavily furnished equivalent.
• Volume: Multi-site commercial clients and property managers with large floor areas negotiate better per-square-foot rates than single-location one-off clients.

Floor Maintenance Costs by GTA City (2026)

How to Evaluate a Floor Maintenance Quote in Ontario

Floor maintenance is one of the most under-specified services in commercial facility management. A quote that says "strip and wax, 2,000 sq ft, $600" tells you almost nothing about what you'll actually get. Here is what a complete floor maintenance quote should specify:

• Number of finish coats: The single most important specification in a strip and wax quote. 3 coats is acceptable minimum; 4–5 is commercial standard. Ask specifically — companies that don't volunteer this information often apply 2 coats.
• Product brand and specification: Commercial floor finishes range from entry-level ($15/litre) to high-solids premium products ($45+/litre). The finish product quality directly affects gloss level, durability, and how long the floor looks good between services.
• Stripping method for your floor type: Confirm the company knows whether your floor is VCT, LVT, or another type — and that their proposed service matches. A company that doesn't ask is a risk.
• Drying and curing time: Floor finish requires 30–45 minutes between coats and 8–12 hours after the final coat before heavy traffic. Confirm the quote allows adequate drying time — rushed strip and wax jobs that reopen too early produce poor results.
• Furniture and obstacle handling: Confirm what will be moved, what will be cleaned around, and who is responsible for moving heavy items.

Zusashi Maintenance provides commercial floor maintenance — strip and wax, scrub and recoat, burnishing, and LVT restorative cleaning — for offices, retail, healthcare facilities, and industrial spaces across the GTA. We include floor maintenance programs in ongoing commercial cleaning contracts or as standalone periodic service. Call (647) 886-3599 for a free on-site assessment.

Frequently Asked Questions

How much does floor maintenance cost in Ontario?

Strip and wax: $0.25–$0.55/sq ft. Scrub and recoat: $0.12–$0.22/sq ft. Burnishing: $0.04–$0.08/sq ft. Hardwood recoat: $0.35–$0.70/sq ft. Polished concrete maintenance: $0.40–$1.20/sq ft. Minimum charges of $200–$400 apply. Confirmed after on-site assessment — call (647) 886-3599.

How much does floor stripping and waxing cost in Ontario?

$0.25–$0.55/sq ft for VCT and vinyl. A 2,000 sq ft office runs $500–$1,100. A 5,000 sq ft commercial space runs $1,250–$2,750. Always confirm how many finish coats are included — 4–5 is the commercial standard. Heavy buildup requiring multiple strip passes runs higher.

How often should commercial floors be stripped and waxed in Ontario?

Annually for most VCT and vinyl floors. High-traffic areas may need stripping twice per year. Between strip cycles, scrub and recoat every 3–6 months and monthly burnishing maintain appearance and extend the strip interval. Low-traffic areas can extend to 18–24 months if maintained properly.

What is the difference between stripping and waxing, scrub and recoat, and burnishing?

Strip and wax removes all existing finish and applies fresh coats — the most thorough, most expensive, and longest downtime. Scrub and recoat removes the top damaged layers and adds 1–2 coats without full stripping — faster and cheaper, appropriate for maintenance between annual strips. Burnishing uses high-speed heat to re-level the existing finish — the fastest and cheapest, appropriate for monthly gloss maintenance.

Does VCT floor maintenance cost more than LVT?

VCT requires strip and wax chemistry — well-defined and competitively priced. LVT should never be stripped — it requires specific no-wax restorative products. Using strip and wax chemistry on LVT permanently damages the wear layer and destroys the floor. If a cleaning company quotes strip and wax for your LVT floor, do not accept.