Refinish vs. replace
Refinishing (sand and recoat, or full sand and stain) makes sense when the boards are structurally sound and the wear is cosmetic. A full sand-and-refinish typically lasts 8–12 years before it needs another pass, and costs a fraction of replacement.
Full replacement makes sense when boards are cupped, warped, or gapped from long-term water exposure, or when the wood has already been sanded down to a thin veneer and can't take another pass. Engineered floors especially have a limited number of refinishes before replacement is the only option.
What a typical refinishing job includes
A standard scope sands the floor down to bare wood in 2–3 passes with progressively finer grits, fills gaps and nail holes, stains if a color change is wanted, and applies 2–3 coats of polyurethane or water-based finish with dry time between coats.
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Frequently asked questions
How do I know if my hardwood floor has water damage that's more than cosmetic?+
Cupped boards (edges higher than centers), soft spots underfoot, or a musty smell coming from the subfloor are signs the damage goes deeper than the finish. A flooring pro can check moisture content with a meter during the site visit.
How long does refinishing take, and can I stay in the house?+
Most refinishing jobs take 3–5 days including dry time between coats. You can usually stay in the house but should avoid the finished rooms and expect dust and fumes, especially with oil-based finishes.
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