Floor Refinishing

Floor refinishing is the process of sanding down the top layer of hardwood flooring to remove scratches, stains, and dullness, followed by applying a new stain and protective finish. It is typically needed when floors show visible wear, discoloration, or surface damage but are still structurally sound.

Professional floor refinishing costs between $3 and $8 per square foot, depending on the floor condition, size of the area, and type of finish. On average, homeowners can expect to pay $1,000 to $2,500 for a standard refinishing project. Specialty finishes or repairs may increase the total cost.

Refinishing hardwood floors typically takes 2 to 5 days, depending on the square footage, number of coats, and drying time. Water-based finishes dry faster, while oil-based finishes require more time to cure. The space must remain free of foot traffic until the final coat has dried completely.

Yes, engineered wood floors can be refinished, but only if the top hardwood layer is thick enough—typically 2–4 mm. Some engineered floors allow for one or two sanding sessions, while others are too thin and can only be recoated. Always consult a flooring expert before attempting to sand engineered wood.

Popular finish options include oil-based polyurethane, water-based polyurethane, penetrating oils, and hard-wax oils. Oil-based finishes provide a warm tone and long-lasting durability, while water-based options dry faster and have low odor. Specialty finishes like matte, satin, or high-gloss can be selected based on your style preference.

Traditional sanding can generate dust, but most professionals use dustless sanding systems to minimize mess. Odor levels vary depending on the finish type—water-based polyurethane has minimal odor, while oil-based finishes can have a strong smell that requires good ventilation and temporary relocation for sensitive individuals.

To maintain refinished floors, use felt pads under furniture, avoid excessive moisture, and clean with a damp mop and pH-neutral floor cleaner. Regular sweeping or vacuuming with a hardwood floor attachment will help prevent scratches and extend the life of the finish. Recoating may be needed every few years depending on foot traffic.

You don’t always need to move out, but access to refinished areas will be restricted during sanding and drying. If using oil-based finishes, fumes may require temporary relocation for safety and comfort. Planning ahead for alternate living or work areas can help avoid inconvenience during the process.

Refinishing is more affordable and less invasive than replacing hardwood floors. It restores beauty and extends the life of existing floors without the cost of new materials and full removal. However, if your floors are warped, severely damaged, or too thin to sand, replacement may be the better option.