A Klein Company is a professional commercial floor stripping and waxing company that serves businesses and institutions throughout Southeast Michigan / Metro Detroit.

Our minimum service, or call-out, trip charge for commercial floor refinishing services in 2021 is $550.00 (and up to $850.00).  

Our 2021 floor stripping and waxing rates for first-time clients typically hovers between a minimum of $.65 per square foot and up to $1.50 per square foot.

The top-end of our square foot price range reflects dealing with challenging floor conditions, job site water access and/or equipment maneuvering logistics, short timeframes to finish the job, client requirements to have us move furniture or other items off the floor and/or back in place after the work is complete, etc.

We service businesses with VCT tile up to 5,000 – 7,000 +/- square feet: offices, storefronts, recreational spaces, medical facilities, daycare centers, vet clinics, school gyms, warehouses & professional buildings.

Jobs with high volume square footage, or newly installed VCT, may qualify for more competitive pricing.

Jobs with low-volume square footage or areas are subject to the minimum call-out charge.

We do not service residential homes or big-box grocery & retail stores (please call Supply Den at 248-299-9400 or 586-293-2840 or NELCO at 248-333-2000 for a referral).

If your floor is heavily soiled and has visible layers of built-up old wax (or, heaven forbid, old school 1970’s floor sealer), we may provide a higher initial strip and wax price for the additional labor and time it may take to remove any excess dirt and hard-to-remove wax and apply several brand new layers of high-quality floor finish.

In this case, future re-service visits (that are booked in a timely manner after the initial service work) will then be assigned a lower, standard service rate.

Timely manner = scheduling your next full strip and wax service no more than 18-24 months from the initial service date.

Re-servicing floors with standard foot traffic once every 12-18 months is the most ideal timetable. 

We will work under (as much as we’re able) and around heavy or fixed items that cannot (or will not) be moved out of the area.

There are no additional surcharges for weekend, evening, or overnight appointments.



The cost of your initial strip and wax service by our professional estimator will reflect:

  • the current condition of the floor
  • any special setup, access, or onsite logistics involved
  • objects or furniture to be moved (and replaced on request), areas cleared by you = more cost-effective quote
  • one big open space (faster to work) vs. many small rooms (more time-consuming)
  • the geographical location of the project
  • site survey flooring measurements that verify square footage
  • removal of directional or social distancing floor stickers or tape
  • manual removal of excess seam glue / floor tile adhesive, paint, or other surface coatings
  • removal of extensive manual rust, stain, or other spots at the client’s request
  • excess debris removal from tile surface beneath racking or furniture at client’s request
  • limited-time access to do the work due to hours of operation (this may create extra mobilizations / site visits)



Booking a free site survey will always provide you with the best and most accurate price for your initial and repeat commercial floor cleaning service visits.

You will be provided with a full, written proposal fully disclosing our scope of work, price, and a copy of our insurance coverage. W-9 vendor forms are provided on request.

We require the signed proposal back to officially schedule your floor work.

We do not replace floor stickers or directional tape.

Click on the highlighted links below to further research how commercial floor cleaning and industrial floor cleaning contractors structure their pricing:


2014 Industry VCT Strip + Wax Pricing Discussion Thread

2014 Industry VCT Strip + Wax Pricing Discussion Thread

2017 Industry VCT Strip + Wax Pricing Discussion Thread

2018 Industry VCT Strip + Wax Pricing Discussion Thread

2020 Thumbtack Cost Per Square Foot – Commercial VCT Tile

2021 Homewyse Strip and Wax Cost Per Sq. Ft. Calculator


Important factors that may subject your strip and wax quote towards higher-end pricing (because they make the process more labor-intensive):

  • fixed carpeted areas / squares or in the middle of your VCT tile floor (creates more detail edging + perimeter to work on)
  • removing tape, gum, or other unknowns stuck to the floor
  • fixed obstacles, furniture, and/or machinery or equipment that cannot be moved, but still needs to be worked around and/or under
  • VCT located on floor levels below or above the main / ground floor
  • rework to correct terrible jobs by other companies or refresh / “reset” work done by former or inexperienced in-house personnel
  • logistics that make the workflow difficult (such as a faraway janitor’s closet or water source / dump locations)
  • excessive layers of (unknown) old finish
  • wide open floor space vs. many small rooms, hallways, or fixed shelving (the latter require additional manual detailing effort and creates much more ‘edgework‘)
  • clearing several smaller items: rugs, mats, trash cans, plants, boxes, bins, etc.
  • moving furniture, appliances & other items off VCT (and/or moving them back – be aware that any extra personnel brought onsite to help move your items must also remain on the clock while each layer of finish is drying, and until the floor is cured enough to walk on, in order to move your items back into place)
  • not being able to move and stage furniture onto non-VCT floor areas (if your floor is all VCT we have to service your floor in sections – any furniture or items will have to be handled multiple times in order to service other parts of your floor)

The more time a client invests in prepping for their appointment, clearing items off the floor, and removing excess dust bunnies and dirt (pre-sweeping and vacuuming of nearby carpet that is walked on/across), the better your pricing and results will be.

Our commercial floor stripping estimator or office personnel can assist you in creating a proper prep plan for your facility.


When you contact us it will be helpful to relay the following information:

  • the last time your floor was fully and professionally stripped and waxed
  • age of the floor (if known)
  • what type or brand of finish was last applied (we have encountered floors coated with LAYERS of polyurethane, which is not good)
  • how often the floor is swept / dust-mopped / wet mopped
  • brands or types of solutions currently used to clean your VCT
  • if equipment, supplies, or other objects need to be maneuvered to upper and/or lower floor levels
  • the availability of an elevator or if there are only stairs
  • will any ramps or sloped flooring require stripping
  • if you be moving and relocating all or some items before and/or after the work (this will contain your costs)
  • foot traffic and personnel or building schedules in or near the areas to be serviced 
  • water source / janitor closet / bathroom locations (on each level to be serviced)
  • emailed photos of the overall space from different angles and close-ups of any damaged VCT or problems as well as any floor / room transition areas (VCT-to-carpet or VCT-to-hardwood, etc.)


It will also be good to plan for (and subsequently let us know about):

  • the main contact person who will be onsite or available via phone during off-hours for questions or emergencies
  • site access and security information if the work must be done after-hours or over a weekend
  • where our company vehicle needs to park and/or the best location for our staff to unload
  • a service or freight elevator we can use if your building has multiple levels
  • notifying or accommodating staff or others in the area that may be sensitive to strong odors


A Klein Company‘s standard scope of service & strip and wax process includes:

  • emulsifier application (stripper) up to 2x to dwell and dissolve old finish (difficult floors may need more applications*)
  • machine scrubbing of major / open floor spaces to remove dirt and old finish
  • detailed, manual scrubbing of wall edges / corners / door jamb areas
  • wet vacuuming and removal of resulting slurry
  • clean rinsing and mopping with a floor neutralizer
  • at least 4 coats of brand new, high-quality floor finish applied with a flat microfiber mop


The above scope of work reflects a full restorative strip and wax service, not a less-involved ‘scrub and re-coat’ type service.

When obtaining quotes from local floor stripping and waxing companies, be sure you are comparing apples-to-apples service.

If you would like to request additional coats of wax above our standard minimum of 4 coats, please discuss this with the estimator so that we can customize your written estimate.

We highly recommend doing your due diligence and further investigating unusually low quotes, a scope of work that involves skipping important steps (as detailed above), or what seems to be a suspiciously accelerated process for the size of your floor (a quality job really does take TIME). 


*More than 2x of stripper / emulsifier application may incur a surcharge to cover time + materials not included in the original quote if it is determined that excessive layers of old finish exist and copious amounts of stripper, machine, and manual agitation are required to remove it. If client declines the extra fees beyond a 2x stripper application, floors may not be 100% to spec. HOWEVER, since most of the laborious work has been done by that point, it is reasonable to expect that the NEXT timely service should get it there. That is if no additional coats of finish or wax have been applied in the meanwhile by the client or another floor care provider. Clients must understand that when a floor has been long neglected and, even worse, have had multiple coats of new finish applied to it over the years for the pure objective of adding ‘shine’ WITHOUT stripping down to the bare tile, clients should manage expectations on the final results after the initial service.


Get the best value for your dollar and protect the integrity of your VCT by asking every floor cleaning contractor for:

  • referrals from previous clients
  • proof of active insurance coverage (liability and workers comp)
  • if they are providing their workers with a true living W-2 wage
  • if they will be sending subcontractors and if those subcontractors are vetted and insured
  • a written estimate with pricing that will not change (unless your floor absolutely requires extra stripping to remove excessive old finish)

And don’t forget to query:

  • how long will the work take
  • how many people will be onsite
  • what their step-by-step process is
  • the quality of their stripping product and finish (% solids)
  • how many coats of wax (finish) you will be getting for the price quoted
  • how to care for your VCT after it is serviced

Hard resilient flooring such as vinyl composite tile (VCT) requires special care and the proper technical expertise to remove the old / dull finish and then carefully apply a durable finish to achieve a brilliant, renewed, and protective high-gloss shine.

Any trustworthy strip and wax company worth their salt will readily answer these types of questions and stand behind their work 100%. There is an art and a science when it comes to stripping and waxing floors that, when done correctly, achieves that coveted finished look of “glass”. 


EXTRA FEES: Special circumstances caused by the client’s operations, staff, vendors, customers, agents, or contractors may incur additional charges, such as wait-time, remobilization, or product change fees (includes, but is not limited to):

  • scope of work or workflow delays
  • damage to the floor areas we are actively working in 
  • blocked or delayed access to an onsite water source or wastewater disposal area
  • the client not prepping for their booked service as agreed
  • the client issuing work stoppage directives to our staff
  • special product or equipment requests outside of our existing inventory
  • delays caused by known site issues such as excess heat or cold, water main breaks, lack of electricity, poor electricity, restroom facility access for our staff


Special notes regarding refinishing a brand new VCT flooring installation:

A newly installed VCT floor only comes with a very light factory finish to protect it during packaging, shipping, and installation. It must be lightly scrubbed, cleaned, and then fully “waxed” (refinished) with several layers to protect and shine the tile after the installation.

If your flooring installer will be refinishing your floors after the installation phase ask how much extra this will it cost you. Bear in mind, not every installer scrubs, cleans, and refinishes the VCT flooring they install.

A Klein Company offers special pricing for scrubbing and waxing new VCT flooring, but logistics and job site factors (as described in detail above and below) still apply to figuring the final cost.

If the refinishing phase is not scheduled properly after installation, and proactive protective measures are not used, the condition of your shiny new floors may be negatively affected. Move-in activities and other active construction and renovation projects need to be seriously considered when timing and planning the final VCT refinish work. 

We are not responsible for scratches or damages created by other parties still working in the area.

You may consider touching up the floor with a machined “buff out” service after all of the work is complete and a final move-in or post-construction cleaning is done.

We can include that as a separate item in your quote on request.


New VCT floor refinishing should take place:

  • after most of the major contractor projects have been completed
  • after the standard 4″ wide vinyl baseboards are in place (this protects your walls – please let us know if you will be using another size or type of baseboard material)
  • when area foot traffic is non-existent or very low
  • before the move-in of furniture and appliances occur


Other factors that should be considered when scheduling your new VCT tile refinishing service:

  • messy/careless installers who leave excessive adhesive residue on the tile that needs to be removed first
  • messy/careless contractors who leave major debris behind or let paint or other building materials mar or remain on your floor
  • contractors working in a room or area on the day of the scheduled appointment
  • contractor equipment occupying a room or area on the day of the scheduled appointment
  • client equipment or furniture occupying a room or area on the day of the scheduled refinish appointment
  • movers or staff members that drop or drag objects into place after the floor is refinished
  • a freshly finished floor being walked on before it is cured or dried enough to do so


If clients do not properly plan for the final refinishing phase to take place within a renovation/construction or move-in environment, the VCT may need a simple “buff out” touch up service or some level of corrective work.

Corrective work may involve a partial top scrub and re-coat with one or two layers of finish or a complete re-do in the affected areas.

Unfortunately, this all results in additional costs the client will have to bear.

We will be happy to provide any advice or direction in making the new VCT refinishing process as easy and painless as possible.




Large pieces of furniture or heavy items (desks, vending machines, filing cabinets, fish tanks, etc.) are to be removed from the floors we are cleaning by the client’s company personnel (or set up to be easily/safely maneuvered).

A thorough pre-sweeping or dry vacuuming of the areas to be stripped and waxed (paying attention to edges and corners) is highly recommended before we arrive.

Disconnection and re-connection of miscellaneous / sensitive computers and electronics are to be made by the client’s company personnel.

Wires, cords, or power strips laying on the VCT should be zip-tied, wrapped, or taped up and remain off the floor.

A Klein Company may move additional smaller objects and they may be left off the floor to complete floor drying / curing.

Please take items close to the inside of the door within locked closets, offices, or storage spaces off the ground adjacent to where the floor is being stripped.

Please understand that existing furniture and equipment must be strategically maneuvered if your floor area is 100% VCT. The work is generally made easier if there is a carpeted or non-VCT floor area or room to park items on or into for the strip and wax workflow to go smoothly.

Area(s) must be unoccupied or free from in-house foot traffic during the cleaning process as a safety protocol.

Area(s) must be unoccupied or free from in-house foot traffic during the finish application / drying / curing period to achieve optimal results.

Floor refinishing is a labor-intensive process that will take approximately 4-5 hours at a minimum. Even with smaller spaces, there is still an average dry / cure time of 30-45 minutes in between EACH floor finish coat application. Higher or lower than normal seasonal temperatures in non-climate controlled areas may extend the time it takes for the finish to set in between coats.

Depending on the size of your project, there will generally be two to four (2 to 4) A Klein Company staff members performing the work.

Expect to wait at least several hours (~4-6) for the new finish to fully dry or cure before allowing heavy foot traffic on the floor’s surface.

Light foot traffic and careful replacement of furniture can take place shortly after the service is complete.

Avoid dragging furniture or equipment across your floor. Using soft-covered furniture moving slider discs will help protect your VCT floor and newly applied finish.

It is wise to invest in chair mats for desk stations, walk-off entry mat systems in high traffic areas, and protective furniture pads



Access to a water source and electricity within your facility is required to do the work.

LOOSE TILES: Our service does not include gluing or repairing floor tiles. It is recommended that any affected tiles be re-glued or repaired prior to service taking place. We can provide recommendations.

BASEBOARDS: We must be advised if any baseboards will be removed prior to starting the work. Baseboard removal alters the standard scope of service as detailed above, as well as the price. Your walls may also be damaged by floor scrubbing equipment. We must be advised if anything other than the 4″ high vinyl type of baseboard will be in place before your appointment.  

DAILY CLEANINGBleach or vinegar-based cleaners, in addition to hot water, should be avoided. The use of a neutral floor cleaner is highly advised and easily purchased at the ‘big box’ stores or through your janitorial inventory supplier. Changing out very dirty mop water for clean water periodically during daily floor cleaning process, and changing out dirty mop heads for clean ones on a weekly basis, is a janitorial best practice. Daily cleaning is recommended for high-traffic areas.

APPLICATION OF FINISH IN BETWEEN RE-SERVICE VISITS: The client must inform us if any extra layers of finish have been applied in between scheduled bookings. We know what to expect if we have previously serviced the floor in a timely manner. Adding extra layers of finish increases time onsite, stripping difficulty, supply costs, and requires extra labor. We will have no choice but to pass on these unexpected expenses to the client. 

Outside of daily maintenance, a professional strip and wax service is recommended at least every 12-18 months to really protect the integrity and longevity of your VCT flooring and to ensure an attractive, long-lasting, brilliant shine. 

If your floors receive a healthy amount of foot traffic on a daily basis, and you do not perform light scrubbing and re-coating in the interim, plan to book a complete floor refinishing as an important part of your regular floor maintenance schedule. Waiting more than 24 months in between services puts your VCT at risk for irreversible damage or permanent discoloration.

Depending on your facility’s overall foot traffic, aesthetic goals, and total maintenance budget, you may consider a scrub and re-coat service at certain points within the year. Our professional estimator can also provide insight into other options for general floor maintenance.

We are happy to help you make informed decisions on all aspects of vinyl tile floor refinishing and performing the proper upkeep. We do not offer scheduled maintenance contracts, however.

We understand commercial clients often require scheduling flexibility. If it is necessary to book a strip and wax service for a weekend or evening, please provide a selection of dates and start times so that we can arrange a mutually agreeable appointment.

We also offer carpet cleaning, concrete floor scrubbing, and ceramic floor tile cleaning for commercial spaces, offices, and industrial buildings. Please let us know ahead of time if you would like for us to include a quote to clean these areas as well.

Our commercial floor stripping and waxing is backed by over 30 years of experience and we have quite literally serviced thousands of floors in every condition imaginable. With that in mind, know that sporadic prior floor maintenance, use or exposure to certain solutions, cleaners, or methods, and/or any existing physical damage or staining, may affect the final work result and/or quotation. This is why we highly recommend booking a free onsite inspection and measurement appointment with our professional estimator.

Finally, A Klein Company is fully insured, provides workers comp coverage, and only uses legally verified employees – never any sub-contractors. We also include our most updated insurance information with every written proposal.

Please review the photos of just a few samples of our work below. If you would like a free, accurate onsite estimate to refinish your company’s or organization’s VCT / vinyl composite tile floors, please call our office at 800-750-5650 or fill out the web form.


Before and After Samples of Our Michigan Detroit-Area Strip and Wax Floor Refinishing Work 




LIKE WHAT YOU SEE? Call us now to set up a free floor inspection and get an accurate, no-pressure strip and wax price quote at 800-750-5650!


WLP, AKC/CCE, 2020-2021