Try scrubbing the floor instead of stripping, then refinish it with two coats of wax. If this doesn't work, then strip it.

Stringer, we have scrub and wax the floor with 3 coats and apparently it keeps coming back. Any idea? Thanks

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Originally Posted by ebbclean

stringer, we have scrub and wax the floor with 3 coats and apparently it keeps coming back. any idea? thanks

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There is a possibility that the tile is contaminated (chemically). If so it may have to be replaced. How large is the floor... square footage?

You say that you scrubbed it, but did you strip it? (See post # 101)

We tried to scrub it once but then it keep showing so we decided to do a Strip and Wax and we have coated it with 3 layers.

The floor really looks great, but once people gets in with their wet shoe it will leave white mark again and if we try to mop it it will come off but once the floor gets dry again it will show the white mark. This is the ongoing issue we having with the contract we have right now.

It sounds as if the 'white marks' are on top of the wax and not on the VCT or in the wax. Am I correct in my assessment?

Yes its on top. I am able to remove it once I spray with chemical and scrub it with my hand

Hi, ebbclean!

I don't remember if this has been discussed here, but do you have a commercial buffing machine?

Thanks!

Eb, I think this is what I was addressing before, you jumped into something that I think you may have lacked the experience and knowledge to perform well.

I suggested prior that you establish a rapport with a local janitorial supplier because they can give you invaluable advice when needed, such as now. Not being able to actually see the floor's condition my hands are tied.

Please look up and call a local distributor and explain your situation to them. Possibly they will even visit the site an advise you.

And Clough is correct in his question, are you using a high speed buffer?

I was used to using a 700 R.P.M. buffer for stripping and a 1,500 R.P.M. one for buffing, Stringer.

Commercial buffers can take care of a number of problems.

Thanks!

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Originally Posted by Clough

I was used to using a 700 R.P.M. buffer for stripping and a 1,500 R.P.M. one for buffing, Stringer.

Commercial buffers can take care of a number of problems.

Thanks!

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That would do the job Clough. Ebb is saying that it is on (or in) the wax if I understand what he is saying.

There is also the possibility that the wax is contaminated or it could be 'bad' do to being left to freeze at some point also. But now, without being able to see the job he needs to get someone that knows what they are doing to go and see it. Or strip and start over with good wax.

Well that's why I was saying to them that after we striped and waxed we should run a buffer at least. And they're like no we don't want to use buffer because it will make the floor sleepy and they don't want that because it's a restaurant

Obviously they can't have it both ways, white 'salt' marks if you don't buff or shiny but slippery.

I have given several different synopsis/s above Eb and several choices; Call in an expert that can see the floor, restrip and recoat, and more...

As far as not buffing, that is, in my opinion the main reason that it is 'shadowing.'

I would buff lightly even so...

And, did you know before hand that they did not want you to buff this floor? Apparently. You didn't mention this to me.

There is a wax finish that is touted as 'non slip.' They supposedly put something such as a light sand mixture in the finish. We tried it years ago, did not like the results at all and it was still slippery.

At any rate, you need to take some action now to correct this, to save your reputation and to get paid. CALL in an expert-janitorial distributor now.

Try mopping the floor with a little vinegar in the clean water to lessen or remove the salt.

Stringer.

Problem was solve. I bought this special chemical and its from DUSTBANE called film away specialy for the white melt chemical.

But I will try that vinger with water too, to save me some money.

Question again;

Can you help me what should I write in the Agreement for my new client? Need to know what is the most imporatant thing to add the paper when we do signing.

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Originally Posted by ebbclean

Problem was solve. i bought this special chemical and its from DUSTBANE called film away specialy for the white melt chemical.

but i will try that vinger with water too, to save me some money.

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I think that if you read the ingredients in the Dustbane you may find vinegar.

Strigner

Cleaning Services Agreement (United States) Form - LawDepot

http://www.kcifma.com/documents%5Csa...ialservice.doc

sample janitorial contract Addendums eBook Downloads

Writing A Cleaning Service Proposal

Janitorial Services Contract for Commercial Building - Megadox.com
(Click on 'View a preview PDF)

The above are only a few that I Googled for you. There are many different types/kinds. I put my own together and it is 3 pages.

I have a living proposal that is also my contract with the client when signed. This originated over twenty years ago and is updated constantly. Even though I use a template I make sure that each proposal/contract is specialized and tailored to this particular client. Not just per the specifications, but anything that they mentioned to me where they are not presently happy with their present cleaning company... that receives attention for sure.

Stringer

Thanks Clough.

Happy New Year, I wish all the best !

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Originally Posted by Stringer

Thanks Clough.

Happy New Year, I wish all the best !

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HAPPY NEW YEAR to you too, Stringer! I wish and hope only the best for you!

Thanks!

I wish and hope for a happy new year for you too, ebbclean!

Just a suggestion though - if you're going to ask new questions that aren't about how to talk properly to a potential customer, you might want to consider starting new threads with the new questions.

If you do that, people with similar questions will be able to find the information more easilly because of the way that the thread is titled.

Thanks!