Not a One-Size-Fits-All Decision
When I took over purchasing for our 120-person office back in 2020, I quickly learned that flooring is never a simple “pick one and move on” decision. Karndean LVT comes in multiple constructions — loose lay, glue down, rigid core, click — and each serves a different purpose. Add in trim profiles like Schluter, and suddenly you're juggling cost, durability, and aesthetics. The right answer depends entirely on where the floor is going and who's walking on it.
Here's the thing: even within the same brand, the “best” choice for a high-traffic entrance is completely different from what works in a quiet executive office. I break it into three scenarios based on the space's primary function.
Three Scenarios – Three Approaches
Scenario A: High-Traffic Entrances, Corridors & Breakout Zones
What we used: Karndean Knight Tile rigid core (specifically KP105 Ivory Riven Slate) with Schluter transition strips.
KP105 cost? When I priced it in Q3 2024, it ran about $5.60/ft² material for the rigid core plank — not including adhesive or trim. The stone-look finish hides scuffs well, and the rigid core handles cart wheels and heavy foot traffic without denting. (Or rather, I should say it's more resistant than a glue-down product — no LVT is indestructible.)
For transitions between carpet and LVT, we used Schluter SCHIENE in brushed stainless. Most people think Schluter is only for tile edges — it's not. The aluminum profile gives a clean, professional break that holds up to vacuum cleaners and mops. Our facilities team loves it because it doesn't chip like plastic T-molding.
Wine glass test: A supplier once dropped a full red wine glass onto a rigid core sample in front of me. The glass shattered but the floor didn't chip or stain — we cleaned it with a damp cloth in 30 seconds. That sold me on using it near the office kitchenette. But I kept second-guessing: what if a heavier bottle fell? The two weeks before the first spill were stressful. (Should mention: the wine was a cabernet. It didn't stain.)
Scenario B: Private Offices, Conference Rooms & Executive Areas
What we used: Karndean Van Gogh loose lay in a herringbone pattern.
Here, appearance matters more than indentation resistance. The loose lay system doesn't need glue or click — it stays put by weight and friction. Installation cost is lower because there's no adhesive, but the product itself runs higher: about $7.20/ft² for the Van Gogh series.
What most people don't realize is that loose lay LVT can shift under heavy furniture if not properly conditioned (it needs 48 hours to acclimate in the room). I learned that the hard way when desks were moved too soon — we had to re-lay three planks. Now I schedule a 72-hour settling period.
Cap Rate connection: When we were evaluating whether to upgrade our Class B office building, our CFO asked me to factor flooring into the property's cap rate calculation. Cap rate (capitalization rate) = net operating income / property value. Higher-quality flooring like Karndean can increase rental income (we raised rent $0.50/ft² for the executive suite) and reduce repair costs — which improves NOI and could lower the cap rate for buyers. It's not a direct formula, but better flooring does affect an investor's risk assessment.
Scenario C: Break Rooms, Pantries & High-Moisture Spots
What we used: Karndean Knight Tile glue down (also KP105 but in tile format) with Schluter RENO-T for floor drains.
These areas get water spills, dropped dishes, and rolling carts. Glue down LVT is fully bonded to the subfloor — no gaps for moisture to seep. The KP105 color (Ivory Riven Slate) matches the rest of the office, so it looks intentional. A glue down installation runs about $4.80/ft² material, plus adhesive ($0.45/ft²). Not cheap, but cheaper than replacing water-damaged hardwood every two years.
Wine glass redux: Yes, I dropped another wine glass in the break room. This time the floor was glue down. Cleanup was just as easy — but the floor itself didn't swell or bubble. That's the real litmus test for me. However, I should add that Karndean doesn't claim 100% waterproof; they say “water resistant” for a reason. Standing water for days could still seep through seams.
How to Decide Which Scenario Fits Your Office
Here's a quick cheat sheet I use:
- Scenario A (high traffic): If more than 50 people pass through per day, go rigid core with Schluter transitions. Budget for trim — it's worth it.
- Scenario B (visible spaces): If the room is in a client-facing or executive area, invest in loose lay or herringbone. Cap rate improvement is real if you're planning to sell or lease.
- Scenario C (wet areas): If there's a sink, fridge, or coffee station within 10 feet, use glue down. Accept the higher labor cost now vs. the headache later.
Look, I'm not a flooring expert — I'm an admin buyer who processes 50+ orders a year. But after three floors in four years, these scenarios have proven out. The biggest mistake I see is picking one product for the whole office. Don't. Different zones need different solutions. Karndean makes it easy because they offer all these variations under one brand, but you still have to match the product to the space.
This pricing was accurate as of Q3 2024. The market changes fast — verify current rates with your distributor before budgeting.
