How Much to Charge for Floor Stripping and Waxing
Commercial strip and refinish typically runs $0.75–$1.50 per square foot on floors in reasonable condition and $1.50–$3.00+ per square foot on neglected floors needing multiple strip passes. Scrub and recoat runs $0.35–$0.70 per square foot, burnishing $0.10–$0.25, and most contractors set a job minimum of $400–$800 to cover mobilization, equipment, and an after-hours crew.
The working rates
- Strip and refinish, good condition — $0.75–$1.50 per square foot
- Strip and refinish, neglected — $1.50–$3.00+
- Scrub and recoat — $0.35–$0.70
- Burnish / high-speed buff — $0.10–$0.25
- Job minimum — $400–$800
What drives your cost per foot
- Condition and finish age — how many strip passes
- Open area versus obstructed — machines versus hand work
- Edge and corner footage — always hand labor
- Furniture — moved by you, by them, or worked around
- Access — multi-level, elevators, tight loading
- Coat count — the specification you’re actually selling
Sell the schedule, not the strip
A floor on a regular scrub-and-recoat cycle rarely needs a full strip at all. That’s better for the floor, cheaper over time for the customer, and honestly better for you too — predictable quarterly work instead of unpredictable all-night emergencies.
Quote the maintenance program alongside the one-off number, and a real share of customers will take it.
Price by achievable productivity
A wide-open 40,000 square foot warehouse and a 3,000 square foot office full of cubicles just aren’t the same job per square foot, in either direction. Estimate your actual square feet per hour for that specific space, then price from that — it’s probably the most reliable way to avoid underbidding a small obstructed floor.
State the coat count everywhere
On the bid, on the invoice, in conversation. It’s the one spec the customer can be told about, can’t see for themselves, and will absolutely feel six months later — which makes it your best defense against a lowball competitor.
Frequently asked questions
Why is strip pricing such a wide range?
Because condition drives passes. A floor stripped annually comes up in one pass; a floor with five years of yellowed build-up in corners and under fixtures can take three, plus hand work at edges. Band your rate by condition and inspect before quoting.
How many coats should I quote?
Four to five coats of finish on a full strip is the professional standard, fewer on a recoat. State the number — two coats looks identical the night it's done and wears through in months, which is exactly how a cheaper bid gets away with it.
Should I discount for large square footage?
Yes, meaningfully. A 40,000 square foot floor run with auto-scrubbers has a completely different cost per foot than a 3,000 square foot office with hand work around cubicles. Price by efficiency achievable, not by area alone.
How do I price around fixtures and furniture?
As a separate line, or exclude furniture moving entirely. Edge work, corners, and working around desks is hand labor at a fraction of machine productivity — it's where the hours go on small commercial floors.