Terrazzo Restoration vs. Replacement: What You Need to Know

Terrazzo is one of the longest-lasting floors ever made. You'll find it in schools, churches, hospitals, office lobbies and older homes all over Pennsylvania, and much of it has been underfoot for 50 years or more.

But after decades of traffic, harsh cleaners and layers of old wax, a lot of terrazzo looks tired. It's dull, stained, cracked, or hidden under carpet or tile. When that happens, building owners and homeowners usually ask the same question: Can it be saved, or does it need to be replaced?

In our experience, the answer is usually restore it. Here's why, and how to tell.

What is terrazzo, exactly?

Terrazzo is made of marble, granite, glass or other chips set in a binder, either cement or epoxy. It's poured in place, then ground and polished flat. Because the chips run all the way through, not just on the surface, the floor can be ground down and re-polished many times over its life.

That's the key point: terrazzo is built to be restored.

Signs your terrazzo can be restored

Most terrazzo problems are surface-deep:

• Dull or cloudy finish: usually worn-out wax or sealer, or fine scratches
• Yellowing: old wax and finishes that have built up and discolored
• Stains: from spills, rust or harsh chemicals
• Small cracks and chips: very common, and repairable
• Uneven edges between sections (lippage): ground flat during restoration
• Hidden under carpet or tile: often in great shape underneath, once the adhesive is removed

What restoration involves

1. Strip and deep cleanRemoving years of old wax, sealers and grime.
2. RepairsFilling cracks, chips and missing pieces with matched material.
3. GrindingRemoving scratches, stains and lippage with diamond tooling.
4. Hone and polishProgressively finer grits to a matte, satin or high-gloss look.
5. SealingProtecting the surface and making daily maintenance easier.

The difference can be dramatic. Many owners don't realize what colors and patterns were in their floor until the old finish comes off.

When replacement might make sense

Restoration isn't always the answer. Replacement or a different floor may be worth considering if:

• The slab underneath has failed: major heaving, sinking or structural cracking
• Large sections are missing or destroyed, more than repairs can reasonably match
• The space is being completely renovated and the layout or design is changing

Even then, it's worth having the floor looked at first. What looks like serious damage is often repairable.

Why restoring usually wins

Keeping it looking good afterward

• Dust-mop daily in high-traffic areas, since grit is what scratches the surface
• Use a pH-neutral cleaner; avoid acidic or harsh alkaline cleaners and bleach
• Put walk-off mats at entrances
• Schedule periodic polishing instead of piling on layers of wax

Terrazzo is in our roots

Our family has more than 40 years of hands-on flooring experience, including terrazzo and resinous floors. Whether it's a school hallway, a church, an office lobby or the original floor in an older home, we can tell you honestly whether it's worth restoring, and what it will take.

See our Terrazzo Restoration & Repair page.