How to Specify Polished Concrete for Commercial Projects

high gloss, heavy aggregate exposure polished concrete

Why Specification Matters

Polished concrete is more than just a sleek finish—it’s a permanent decision baked right into the slab. And when you're working on a commercial project in places like Terrace, Prince Rupert, or Kitimat, the last thing you want is surprises once the trowels are down and the grinding starts. That’s why getting the specification right—before anyone shows up on-site—matters more than most people think.

Specifying polished concrete isn’t just about choosing a sheen level or picking a colour. It’s about making sure the concrete itself is ready for polishing, knowing how deep you want to grind, what kind of finish the space actually needs, and whether the floor will stand up to the real-world use it's going to get. Done right, a polished concrete floor will outlast most other finishes, reduce maintenance costs, and look sharp for years. But done poorly—or with vague specs—you can end up with patchy sheen, ghosting aggregate, or a floor that doesn’t perform.

In this post, we’re going to walk through how to properly specify polished concrete for commercial spaces, step by step. Whether you’re an architect, a general contractor, or someone managing a facility upgrade, this will give you the clarity you need to avoid costly missteps and set your project up for success.

Understand the Concrete Substrate Before You Specify

Before you get into finish levels or exposure types, take a step back and look at the concrete itself—because this is where it all begins, and where a lot of problems start. You can have the best polisher on-site, the latest gear, and a detailed spec—but if the slab wasn’t poured or cured right, your finished floor won’t meet expectations.

First off, not all concrete is polishable. In commercial construction across Terrace, Kitimat, and Prince Rupert, we regularly see slabs poured without the polish process in mind. The mix design, aggregate size, admixtures, and curing method all play a role in what’s achievable. A slab meant for polishing should ideally be low-shrinkage, medium slump, and free from surface treatments like curing compounds or sealers, which can interfere with densifier penetration and the clarity of the final finish.

Another common issue? Trowel burn. Over-finished surfaces can cause the top layer to harden unevenly, making it nearly impossible to get a uniform grind or consistent sheen. If your slab is full of soft and hard spots, the grinder will chase those inconsistencies, and you’ll see it in the finished product—uneven reflectivity, random patchiness, and inconsistent colour tone.

If the project involves an existing slab, you’ve got a different set of challenges: repairs, coatings to remove, unknown aggregate type, moisture issues—you name it. Don’t assume an old slab can be polished to a high gloss without serious prep. Some just aren’t worth it. Others might need grinding well past the cream layer, exposing full aggregate whether that was the plan or not.

The takeaway? If you’re writing a polished concrete spec, it’s critical to confirm what you’re working with before committing to a finish level. A polished finish is only as good as the surface beneath it—so start there.

Define Your Aggregate Exposure Level

When someone pictures polished concrete, they’re usually imagining a specific look—maybe a smooth cream finish or a full aggregate terrazzo-style floor. But here’s the reality: you don’t just pick an exposure level—you earn it based on how the concrete was poured, finished, and cured.

There are three standard levels of aggregate exposure when it comes to polished concrete:

Cream Finish – This is the very top layer of the slab, with no grinding—just honing and polishing. It gives a clean, uniform look with minimal stone showing. It’s great for modern commercial interiors, but it only works if the surface is flat, clean, and cured perfectly. Any trowel lines, soft spots, or surface imperfections will show.
Salt & Pepper – This involves a light grind that exposes a fine speckling of sand and small aggregate. It’s one of the most requested finishes because it gives character without the high-contrast look of full stone. But again, you’ll only get a consistent salt & pepper finish if the slab was placed evenly and without surface damage or patching.
Full Aggregate Exposure – This is where the grinder digs deep, cutting well into the slab to expose large aggregate. It’s bold, eye-catching, and very forgiving if the surface isn’t perfect—but it also means removing a significant amount of material. It adds labour time, tooling wear, and cost.

Now here’s the part that often gets missed: you don’t always get to choose. Many clients want a salt & pepper look, but if the concrete surface is damaged, uneven, or patched, the grinder may have to go deeper—whether that’s what was specified or not. That’s why every polished concrete specification should include a clause about allowable variance based on slab conditions. If you don’t build in that flexibility, you’re setting yourself (and your installer) up for headaches later.

So when you’re writing that spec, don’t just label the finish—understand the conditions required to achieve it. Better yet, coordinate a site review before polishing begins. That one step can save a lot of grief once the machines start rolling.

Choose the Right Gloss Level

Gloss level might seem like a purely aesthetic decision, but it actually affects how the floor performs—and how it’s perceived—over time. In a commercial environment, it’s not just about how shiny the floor looks on day one. It’s about how it holds up to foot traffic, how it reflects light in a workspace, and how much maintenance it takes to keep it looking sharp.

There are typically three finish levels when polishing concrete:

Low Sheen (Matte) – Subtle, non-reflective finish. Ideal for warehouses, industrial facilities, or any space where glare is a concern and aesthetics take a back seat to function.
Medium Sheen (Satin) – Balanced and versatile. Offers a slight reflectivity that improves light spread without showing every scuff and footprint. Great for retail spaces, schools, and showrooms that want a clean but not flashy look.
High Gloss (Mirror-Like) – This is the eye-catcher. High reflectivity and a glassy look. Best suited for high-end commercial interiors or public spaces where visual impact matters. But be aware—it also shows dirt, dust, and wear more readily.

Here’s the key: true gloss is achieved through mechanical polishing—not sealers or burnishers. Some contractors might offer a “high gloss” look using topical coatings, but those wear down quickly and can become patchy or cloudy with foot traffic. A real polished concrete floor builds its shine through multiple stages of grinding, honing, and polishing, with densifiers enhancing clarity and hardness along the way.

If you're writing a spec for polished concrete in a commercial space in Terrace, Prince Rupert, or Kitimat, be clear about the desired gloss level—but also be realistic. A mirror finish on a poor-quality slab isn't going to happen. And even if it does, it may not be the right call for a busy workspace that needs to hide wear and tear.

Specify the Right Grinding & Polishing Process

If there’s one section in your spec that separates professional-grade polished concrete from a shortcut job, it’s this one. Because here’s the truth: not all polished concrete is actually polished concrete. There’s a big difference between a true mechanical polish and a quick grind-and-seal, and if you don’t spell it out, you might not get what you think you're paying for.

Let’s break it down.

A mechanically polished concrete floor is created through a multi-step process using progressively finer diamond abrasives. It starts with coarse grinding to flatten and cut the surface, followed by honing to remove scratches, and finally polishing to bring up the desired gloss level. During this process, a lithium silicate densifier is applied to harden the surface from within, increasing durability and reducing porosity. The result? A hardened, low-maintenance floor with long-lasting shine and performance baked right into the concrete.

By contrast, a grind-and-seal skips the polishing stages altogether. The surface is ground to expose the aggregate (or just clean it up), and then a topical sealer or coating is applied to create the "shine." It might look good for a few months, but that gloss lives in the sealer—not the slab. With traffic, UV, and moisture, that coating can dull, peel, or wear unevenly, especially in commercial settings.

Here’s the catch: if you don’t call out the process in your spec, you leave room for interpretation. And in a competitive bid, some installers may opt for the faster, cheaper method unless the mechanical polish is explicitly required. If your project is expecting long-term performance, you need to specify:

Grinding steps and grit progression (e.g., up to 800, 1500, or 3000 grit)
Use of densifiers (type and application stage)
No topical sealers (unless you're intentionally doing a grind-and-seal system)
Desired gloss level (with approved range for measurement, if needed)

Also, be clear if a guard product is acceptable. Some specs allow a stain-protective guard as a final step—it’s not the same as a sealer, but it does add surface resistance. Just make sure it’s burnished in and not masking a rushed job.

Bottom line: if you want a floor that performs, you need a specification that says more than “polished concrete.” Spell out the steps, confirm the process, and work with an installer who actually understands what those steps involve.

Address Joint and Crack Treatments in Advance

If you’re specifying polished concrete for a commercial space, it’s not enough to think about the surface finish—you also need to think about what’s underneath and within that surface. Namely: control joints, expansion joints, and cracks. These aren’t just cosmetic concerns. They directly affect how the floor performs, how it looks, and how long it lasts.

Every concrete slab is going to move. That’s why joints are cut in the first place—to control where that movement happens. But during polishing, untreated joints can lead to chipping, spalling, or uneven reflection. Same goes for cracks. Even minor ones will telegraph through a polished finish and draw the eye straight to the flaw.

So how do you deal with it?

Control joints and expansion joints should be addressed in the spec well before grinding begins. Typically, a semi-rigid joint filler—like polyurea or polyurethane—is used to fill these areas. The material is flexible enough to accommodate minor movement, but strong enough to withstand grinding and still sit flush with the polished surface.

For cracks, the solution depends on the severity. Small hairline cracks can often be filled and blended. Wider or active cracks may need structural repair, and no filler will make them completely disappear under high-gloss polish. If aesthetics are a priority, especially in client-facing spaces, those expectations need to be managed early.

It’s also worth noting that joint filler installation isn’t just a slap-and-go job. If it’s overfilled or underfilled, the grinder will either tear it out or leave a visible low spot. Proper timing and tooling are critical—especially in larger commercial settings like warehouses or retail spaces, where joint layout is a major visual element of the finished floor.

So when you’re writing your polished concrete spec, don’t leave joint and crack treatment as an afterthought. Include details like:

Type of joint filler (material spec and colour)
Whether cracks are to be filled, highlighted, or left natural
Who’s responsible for evaluating joint movement prior to install
Whether joint lines should be flush, recessed, or contrasting in appearance

These aren’t minor details. They make or break the finished look—and more importantly, they ensure the floor holds up under real-world conditions.

Consider Environmental & Maintenance Factors

Specifying polished concrete isn’t just about what the floor looks like on day one—it’s about how it performs over the long haul and how much it costs to maintain. That’s where polished concrete really sets itself apart from coatings, tile, or VCT. It’s low maintenance, environmentally friendly, and built to last—as long as the space and usage align with what polished concrete is actually good at.

From a sustainability standpoint, polished concrete checks a lot of boxes. It uses the existing slab—no extra materials, adhesives, or coatings—and it produces zero VOCs. If you’re aiming for LEED certification or simply trying to meet internal environmental goals, this is a big plus. Especially in commercial spaces throughout Terrace, Prince Rupert, and Kitimat, where green building standards are becoming more common in public and private sectors.

But the bigger value for most clients? Maintenance. Unlike waxed floors that need regular stripping and recoating, polished concrete requires no special treatment. A daily dust mop and an occasional wet mop with a neutral cleaner are enough to keep it looking sharp. There’s no downtime, no harsh chemicals, and no need to shut down operations for routine floor care.

Still, it’s not bulletproof. If your commercial space is constantly exposed to oil, acids, or heavy point loads, you'll want to specify a higher level of densification and possibly a guard product to increase stain resistance. And if clients expect a mirror-gloss finish to stay perfect in a warehouse environment, they need to understand that traffic will dull it over time—nothing short of regular burnishing or re-polishing will bring that gloss back.

That’s why your spec should include basic maintenance guidance and define the performance expectations based on actual usage. Include recommendations like:

Neutral-pH cleaning only
No abrasive pads or scrubbers
Frequency of auto-scrubbing or burnishing (if needed for high-gloss spaces)
Whether resealing or touch-up polishing is expected in heavy-wear zones

The takeaway? Polished concrete is one of the most environmentally and economically efficient flooring systems available—but only when it’s properly matched to the space and maintained accordingly.

The Importance of Hiring a Qualified Installer

Even the best specification won’t save a project if the installer doesn’t have the right experience, equipment, or attention to detail. Polished concrete isn’t paint—it’s a craft. And in remote or smaller markets like Terrace, Prince Rupert, and Kitimat, it’s especially important to work with someone who knows what they’re doing, because you might not get a second chance.

Why does it matter?

Because polished concrete is permanent. There’s no pulling it up and starting over. Once the grinding starts, whatever decisions are made—grit level, exposure depth, joint treatment—are baked into the slab. And if the installer doesn’t understand how to read the concrete or work with the spec, things can go sideways fast.

That’s why you want someone who brings more to the table than just tools. You want an installer who:

Knows how to assess a slab before touching it
Understands how to sequence cuts and apply densifiers correctly
Can work around unexpected issues like patchwork, soft spots, or high moisture
Will communicate with the GC or architect if something in the spec doesn’t make sense
Has experience on commercial sites—meaning they show up on time, follow safety protocols, and keep the job moving

A qualified installer also brings the right equipment. Small planetary grinders and hand tools won’t cut it on large commercial slabs. You need industrial-grade planetary machines, HEPA vacuums for dust control, and trained crews who can handle multi-day installations without compromising quality.

If you’re writing or reviewing a spec, ask the right questions:

How many commercial polished concrete jobs have they done?
Do they offer mock-ups or samples before full-scale work begins?
Can they explain the densifier and guard products they use—and why?
Are they familiar with CSA slip resistance requirements?

The goal isn’t to micromanage. It’s to make sure the floor you specified is the floor you actually get. And in this line of work, that only happens when you’ve got a team that knows the craft, not just the buzzwords.

Specifying polished concrete isn’t complicated—but it does demand attention to the details that matter. You can’t just write “polished concrete floor” in a finish schedule and hope for the best. From the concrete mix to the grinding process, from aggregate exposure to gloss level, and from safety compliance to maintenance planning—it all needs to be intentional. That’s how you avoid disappointment and deliver a floor that holds up under real-world use.

Whether you're building out a retail space in Terrace, managing an industrial upgrade in Kitimat, or designing a civic facility in Prince Rupert, getting the polished concrete spec right up front saves time, money, and a lot of rework down the road.

If you’re unsure how to structure the spec—or want a second set of eyes before tendering—we’re happy to help. At Executive Surfaces, we specialize in polished concrete systems that don’t just look good on paper—they perform. We’ll work with your design intent, walk you through technical requirements, and make sure the system matches the space.

Call James at (250) 975-1056 or reach out through our contact form. Let’s make sure your next floor is done right the first time.