Terrazzo is one of the most durable, design-flexible flooring systems available for commercial and institutional buildings. Schools, hospitals, airports, government facilities, and office lobbies have relied on it for decades—and for good reason. But getting the most out of terrazzo requires more than picking a color. The decisions made during design and pre-construction directly affect how the floor performs, how the installation goes, and how long the floor lasts.
This article is written for architects, general contractors, and facility managers who are specifying terrazzo or evaluating it for an upcoming project.
Choosing the Right Terrazzo System
There are several types of terrazzo, and selecting the right one for your project type and substrate conditions matters.
Epoxy Terrazzo
This is the most common system for new commercial construction. Installed at approximately 3/8″ thick, it bonds directly to the concrete slab, offers the widest range of colors and aggregates, and performs well in upper-floor applications. It is the right choice for most healthcare, education, and office lobby projects.
Cementitious (Sand Cushion) Terrazzo
The traditional system, installed at roughly 2.5″ total depth with an isolation layer that protects against substrate movement. Best suited for historic restoration or projects where the slab has significant deflection or movement concerns.
Precast Terrazzo
Fabricated off-site in a controlled plant environment, precast is the right choice for stairs, wall panels, countertops, and custom emblems. Consistent color and finish across repetitive elements like stair treads is much easier to achieve in precast than poured-in-place. Andreola Terrazzo & Restoration operates an in-house precast plant for tight quality control from fabrication through installation.
Substrate Coordination: Start Here
More terrazzo problems start at the substrate than anywhere else. Before installation begins, three things need to be confirmed:
- Flatness: Epoxy terrazzo is thin. Substrate high spots and depressions require grinding or self-leveling underlayment before terrazzo goes down. Confirm required tolerances with your terrazzo contractor during pre-construction.
- Moisture: Vapor emissions above acceptable thresholds will cause bond failure. Test per ASTM F1869 or F2170. If moisture is present, specify a mitigation system before terrazzo proceeds—don’t assume it’s been handled.
- Curing Compounds: Concrete curing compounds commonly used on new slabs can prevent epoxy adhesion. Require mechanical surface preparation (shot blasting or grinding) and confirm any curing compound is approved by the terrazzo contractor before it’s applied.
These conversations belong in pre-construction coordination, not in RFIs during installation.
Control Joints and Divider Strip Layout
Divider strips define individual terrazzo panels, control shrinkage cracking, and accommodate building movement. Every structural expansion joint must have a corresponding terrazzo control joint—this needs to be shown in the construction documents, not resolved in the field.
For epoxy terrazzo, individual panels should generally not exceed 20–25 square feet without intermediate divider strips. The terrazzo contractor should review the floor plan layout during design and flag issues before the CDs go out for bid.
Strip material selection (aluminum, brass, zinc, white zinc) affects both the look and performance of the floor. Coordinate strip material with aggregate and matrix color choices to achieve the intended design effect.
Sequencing and Site Coordination
Terrazzo needs a protected window in the construction schedule. The installation sequence—substrate prep, strip and control joint work, pouring, grinding, polishing, sealing, and protection—requires dry conditions, controlled temperatures (typically 50°F–90°F), and operational HVAC. In Texas’s climate, the building needs to be weather-tight and climate-controlled before terrazzo begins.
Once the floor is polished, it needs protection through the rest of construction. Define who installs and maintains floor protection in the subcontract. Ambiguity here leads to disputes at closeout.
For renovation projects in occupied buildings, phased installation is standard. Define work windows, dust containment requirements, and temporary wayfinding with the terrazzo contractor before mobilization—not after.
Lifecycle Cost: Why Terrazzo Wins on Total Cost of Ownership
Terrazzo is rarely the lowest first-cost option, but it is consistently one of the lowest lifecycle cost options for high-traffic institutional and commercial spaces. Consider:
- Terrazzo lasts 50+ years with proper maintenance. Most competing flooring systems require full replacement at least once within that window.
- The surface can be polished to restore its finish without replacement—unlike tile, LVT, or VCT.
- Daily maintenance requires only neutral-pH cleaners and dust mopping. No waxing, stripping, or specialty products needed.
- Aggregate selection can include recycled glass and other materials supporting LEED and sustainability goals.
When ownership groups evaluate terrazzo against alternatives on a per-square-foot per-year basis over the building’s life, the math typically favors terrazzo for lobbies, corridors, and high-traffic public spaces.
Selecting a Terrazzo Contractor
The quality of a terrazzo installation depends heavily on the contractor. When evaluating contractors for a commercial or institutional project, look for:
- Portfolio depth in your building type (schools, healthcare, government, office)
- NTMA membership, which signals commitment to industry technical standards
- In-house precast capability for projects with stairs, wall panels, or custom fabrication
- A clear pre-construction process: substrate requirements, moisture test protocol, submittal timeline, and sequencing needs
- References who can speak to communication, problem-solving in the field, floor protection, and warranty response
Andreola Terrazzo & Restoration has been delivering commercial and institutional terrazzo in Texas and the surrounding region since 1978. We support architects, GCs, and facility managers from design development through project closeout—and restoration decades later.
Frequently Asked Questions
When should we bring in a terrazzo contractor during design?
During design development, before construction documents are issued for bid. Early involvement allows the contractor to review divider strip layout, flag substrate concerns, and recommend the right system for the project type and budget. Waiting until the bid phase limits what can be realistically adjusted.
Can terrazzo be installed in a phased renovation while the building is occupied?
Yes, and it’s done regularly in schools, healthcare facilities, and government buildings. The keys are defining work zones and access windows up front, establishing dust containment requirements, planning temporary wayfinding, and coordinating closely with the facility manager on operational constraints. Share those constraints during pre-construction, not after mobilization.
What maintenance products are safe for epoxy terrazzo?
Use only pH-neutral cleaners. Avoid acidic cleaners, ammonia-based products, alkaline cleaners, and anything wax-based. The daily routine is simple: dry dust mop to remove grit, damp mop with a neutral cleaner, clean up spills promptly. Provide a written maintenance protocol to the facility team at project closeout.
How does terrazzo support LEED certification?
Terrazzo can contribute to several LEED credits. Specify zero or low-VOC epoxy systems for low-emitting materials credits. Recycled glass and other recycled aggregates can meet recycled content thresholds. Terrazzo’s non-porous surface supports indoor air quality. Work with your contractor to obtain the required product documentation for your LEED submission.
What slip resistance options are available?
Terrazzo’s slip resistance varies with finish level and aggregate selection. ADA requirements typically require a minimum static coefficient of friction of 0.6. For wet-adjacent areas or entry vestibules, specify a matte or satin finish rather than high polish, incorporate aluminum oxide aggregate, or apply a penetrating anti-slip treatment. Confirm requirements with your code consultant and specify accordingly.
Can existing terrazzo floors in older buildings be restored?
In most cases, yes—and restoration is almost always more cost-effective than replacement. Experienced contractors can repair cracks, remove surface contamination and old coatings, grind, polish, and reseal the floor to a like-new finish. A proper assessment before specifying the scope is essential. Do not bid restoration work without a contractor walkthrough first.
Ready to Discuss Your Project?
Andreola Terrazzo & Restoration provides pre-construction consultation, system recommendations, custom precast fabrication, and restoration services for commercial and institutional projects across Texas, New Mexico, Oklahoma, Arkansas, and Northern Louisiana.
Call us at 972-487-1919 or visit andreolaterrazzo.com to get started.
