The short answer
- Finish intact, just dull? Clean it properly. Many "worn" floors are just dirty.
- Light scratches, finish still intact? A screen and recoat, about $2 per sq ft, brings the shine back.
- Scratches into the wood, gray spots or want a new color? A full sand and refinish, about $4–$6 per sq ft.
- Recoat every 5–7 years and you'll push a full refinish years further out.
Homeowners often call us for a full refinish when their floor only needs a recoat. Sometimes it's the opposite, and a recoat won't fix what they're seeing. Picking the right option can save you thousands, or save you from paying for a job that doesn't solve the problem.
We're Vision Flooring in Everett, WA. Here's how we decide what a hardwood floor actually needs.
What's the difference between cleaning, recoating and refinishing?
Cleaning removes dirt from the finish. A screen and recoat lightly buffs the old finish and adds a fresh coat on top. A full refinish sands down to bare wood and starts over with optional stain and three new coats of finish.
How do I know if my hardwood floors need refinishing?
Look for wear that goes through the finish into the wood. If you see these signs, a recoat won't be enough:
- Gray, dark or bare wood in walkways and in front of sinks or doors
- Scratches you can catch with a fingernail that are lighter than the floor around them
- Water or pet stains in the wood itself
- You want a different color, since only sanding removes the old color
A quick test: put a few drops of water on a worn spot. If the water beads up, the finish is still protecting the wood. If it soaks in and darkens the wood within a few minutes, the finish is worn through there.
What is a screen and recoat, and when does it work?
A screen and recoat is a maintenance refresh: we buff the existing finish with a fine screen, vacuum, and apply a fresh coat of finish. It erases light surface wear and brings back an even sheen, for about $2 per sq ft, without sanding to bare wood.
- It's a great fit for floors sanded within the last 10 years that still look fairly good.
- It won't remove deep scratches, dents or stains.
- It keeps the same color. Some sealers can lighten the floor slightly, and we'll show you a sample first.
- It can be done while you're away, so you come home to a refreshed floor.
How often should hardwood floors be recoated or refinished?
Plan on a screen and recoat about every 5–7 years, depending on traffic, pets and how you care for the floor. Around 10 years is late for a recoat, though not always too late. A full sand and refinish is needed only when wear reaches the wood or you want a new color. Floors that get regular recoats can go much longer between full refinishes.
Solid hardwood can be fully sanded several times over its life. Engineered hardwood depends on how thick its top wood layer is. Some can be sanded once or twice, and some can only be recoated.
Can a floor be recoated if it's been waxed or cleaned with oil soap?
Usually not. Wax, oil soaps and some "polish" or "refresher" products leave a residue that keeps a new coat of finish from bonding. Floors with that buildup typically need a full sand and refinish instead, with extra prep. That's why we steer homeowners away from those products in our wood floor maintenance guide.
Can refinishing remove deep scratches, pet stains and water stains?
Surface scratches and light wear sand right out. Deep dents and dark pet or water stains often go deeper than sanding can safely reach. For those, the honest fix is replacing the damaged boards and weaving in new ones before the refinish. Board replacement is priced separately: about $15–$20 per common oak board, or about $15 per sq ft for areas larger than about 20 sq ft. Exotic woods can be hard to match.
No refinisher can promise every stain and dent will disappear. We'll tell you up front what will and won't come out.
How much does it cost to refinish or recoat hardwood floors?
A full sand and refinish is about $4–$6 per sq ft, including three coats of finish. Stain is about $0.75–$1.50 per sq ft extra. A screen and recoat is about $2 per sq ft. Heavily pigmented colors like white, gray or black can cost more.
Example, 800 sq ft: a full refinish is about $3,200–$4,800, plus $600–$1,200 if you add stain. A screen and recoat of the same floor is about $1,600. Masking for dust control is about $85 for small sections or $160 for larger living areas. Projects have an $800 minimum.
We refinish whole rooms and connected areas, so the floor comes out even. We generally don't take small patch-sanding or color-matching-only jobs.
Can I stay home while my floors are refinished?
You'll need to be out while stain and finish are applied, because nobody can walk on the floor then. Most homeowners come back the next day. Wait three full days before moving furniture back, and one week before laying rugs with a water-based finish, or three weeks with Swedish finish. See the full process in hardwood floor sanding and finishing.
Expert tips to make your floor's finish last longer
- Felt pads under every furniture leg, and lift furniture instead of dragging it.
- Mats at every entry to stop grit, which scratches finish like sandpaper.
- Trim pets' nails and wipe up accidents right away.
- Use only cleaners made for finished wood floors. No wax or oil soap. A steam mop is fine if it leaves no puddle behind; follow the manufacturer's guidelines.
- Keep humidity steady to prevent gaps and cupping.
- Recoat on schedule, before wear reaches the wood.
Honest advice, even when it costs us a bigger job
If a recoat will do, we'll tell you. If it won't, we'll tell you that too.
3 coatsof finish standard on every full refinish
Dust controlequipment and masking
20+ yearsin construction and remodeling
1-yearLimited Workmanship Warranty on our work
