Hardwood floor refinishing: what to know

What the job involves, what changes the price, and what to ask a pro.

What hardwood floor refinishing is

Hardwood floor refinishing sands old hardwood down to bare wood, repairs damage, then stains and applies protective finish coats. It refreshes a floor without replacing it, and it works best when the boards are thick enough to take more sanding passes.

Signs you need it

  • The finish is worn through in walking paths, near the kitchen sink and at the front door
  • The floor looks gray, dull or stained, and water no longer beads on the surface
  • There are scratches, pet marks or dents that cleaning will not remove
  • The boards are still solid and flat, with the nail heads secure and no major cupping
  • You want to change the color of the floor from its current stain to a new tone

What the pro does

  • Inspect the boards for thickness, nail heads, cupping, gaps and any signs of water or pet damage
  • Remove the baseboard and the shoe molding, and protect the walls, doorways and any stairs
  • Sand the floor in passes with coarse, medium and fine grits, moving with the grain and checking the edges
  • Fill gaps, nail holes and dents, then vacuum the floor and wipe it to remove sanding dust
  • Apply the stain if chosen, then the finish coats with a roller or a pad, sanding lightly between coats
  • Let the finish cure as the product requires, then reinstall the trim and check the floor in good light

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Room square footage and the number of rooms, plus any stairs and built-in areas
  • Board thickness, which determines how many sanding passes are safe
  • Damage repair needed, such as board replacement, gap filling or water stain treatment
  • Stain color and the number of coats of stain and finish chosen
  • Finish type, such as oil-based, water-based or a hardwax oil, each with a different cure time
  • Whether old finish needs to be stripped or whether the floor can be sanded straight to bare wood

What a written quote should spell out

  • Square footage by room and the rooms included, with stairs listed separately
  • Sanding steps named, with the grit sequence and the number of passes
  • Stain product, color and number of coats, and the finish type and number of topcoats
  • Repair steps for boards, gaps and water stains, with the filler type named
  • Dust control and protection plan, plus the cure time before the room can be used

Questions to ask before you hire

  • How many times can this floor be sanded over its life, based on the board thickness?
  • What dust control do you use to keep the sanding dust out of the rest of the house?
  • What finish do you use, and how long before I can walk on it and move furniture back?
  • How do you handle the gaps, nail holes and any stains from pets or water?
  • Will the stain color match the sample, and will you test it on a board?
  • Can you show me a floor you refinished that was similar in age and wood?

Red flags

  • The pro sands the floor to bare wood on a floor with thin boards that cannot take another pass
  • The pro does not check nail heads and sands over exposed nails
  • The pro does not do dust control and says the house will be fine
  • The pro says the floor can be walked on the same day as the final coat

What you can do yourself

Removing furniture, removing baseboard, and cleaning the floor thoroughly are reasonable homeowner tasks. Sanding a floor is a heavy, dust-producing job with a real risk of sanding through thin boards, and a homeowner should not take that on without experience and the right dust control, so the sanding and finishing should go to a professional.

Licenses and permits

Hardwood refinishing commonly does not need a license in many places, but rules vary, and any board replacement or structural repair may need credentials. Check with your state or local licensing agency about the rules that apply to your work.

Hardwood floor refinishing questions

How do I know if my floor can be sanded?

The pro should measure the board thickness at a few spots and check for previous sandings. Thin boards and exposed nails limit how many passes are safe. Ask for that check before you agree to a full sand.

Should I choose oil-based or water-based finish?

Oil-based finishes warm the color and take longer to cure, while water-based finishes stay clear and dry faster. Ask the pro which suits the room and how long the cure takes.

Can I refinish a floor that has old water damage?

Sometimes, but the water damage must be fixed first and the boards must be sound. Ask the pro to show the damage and to say whether the damage can be sanded out or needs board replacement.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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