Commercial tile floors do not lose their shine because they are dirty. They lose it because the finish itself has aged. Wax builds up in layers over years, yellows, scratches, and traps dirt inside it. Once soil is under the sealer, no amount of mopping will touch it, because you are cleaning the top of a layer that has dirt baked into the middle.
This is also why buffing alone often disappoints. Burnishing a floor with old, discolored finish gives you a shinier version of the same dull color. The gloss returns for a week and then the floor reads tired again, because the actual problem was never removed.
Stripping is the fix. A stripping solution dissolves the old finish, a machine with an aggressive pad lifts it off, and the floor gets neutralized and rinsed until it is genuinely bare and pH-balanced. That rinse step is the one most often skipped, and skipping it is why new finish sometimes goes down streaky or fails to bond and peels within months.
Then the finish goes back on in coats, with real dry time between them. Four coats applied properly over a full evening will outlast six coats rushed, because finish that has not cured before the next coat lands never hardens correctly. This is the reason we schedule strip-and-wax overnight or on weekends: the floor needs undisturbed hours, not a lunch break.
Once a floor has a proper finish on it, maintenance gets cheaper. Dirt sits on top of the coating instead of embedding into the tile, so daily auto-scrubbing keeps it looking new and a periodic buff-and-recoat postpones the next full strip by years. The strip is the expensive job precisely because it is the one you should rarely have to do.