Hardwood Floor Sanding and Finishing: The Process, Your Finish Options and the Cost

Scratches, worn traffic lanes and faded color don't mean your hardwood has to be replaced. In most homes, a professional sand and refinish brings the same floor back to like-new, and it lets you change the color while you're at it.

We're Vision Flooring in Everett, WA. Here's exactly how we refinish hardwood floors, and the choices you'll make along the way.

Is hardwood floor sanding dusty?

Much less than it used to be. Our sanders connect to dust-collection equipment, and we mask off nearby rooms with plastic. Masking runs about $85 for small sections and $160 for larger living areas. We won't promise zero dust, because nobody honestly can, but you shouldn't expect the whole house to be covered in it.

Water-based vs. oil-based vs. Swedish finish: which is best?

All three protect well when they're applied correctly. The difference is the look, the smell and how long you're out of the house.

Which sheen should I choose: matte, satin or semi-gloss?

Satin is the most popular all-around choice. Matte looks the most natural and hides wear best. Semi-gloss is the shiniest. The shinier the finish, the more it shows scratches, dust and footprints. That's why busy homes with kids and pets usually lean toward matte or satin.

Can refinishing change the color of my floors?

Yes. Once the floor is sanded to bare wood, it can be stained almost any color, from natural to deep brown, gray or white-washed. Stain is about $0.75–$1.50 per sq ft. Heavily pigmented colors like white, gray and black can cost more. We bring stain samples so you can see the color before we commit. The wood species matters too: oak takes stain evenly, while maple and birch can look blotchy in dark colors.

Browse our floor stain colors for ideas.

How long does hardwood floor refinishing take?

Most refinishing jobs take several days, depending on the size of the floor, whether you add stain, and the finish you choose. Here's what to plan around:

• During stain and finish: nobody can walk on the floor, so plan to be out.
• The day after we finish: you can usually move back in.
• After 3 full days: furniture can go back, with felt pads.
• After 1 week (water-based) or 3 weeks (Swedish): area rugs can go down.

Full curing takes longer than these waiting periods, so treat the floor gently for the first few weeks. See our care guide.

Will sanding remove all the scratches and stains?

It removes surface scratches, wear and old color. Deep dents and dark pet or water stains may still show. Those boards can be cut out and replaced before refinishing. Board replacement is priced separately: about $15–$20 per common oak board, or about $15 per sq ft for larger areas. We'll tell you honestly what will and won't come out before you decide. Not sure whether you need a full refinish at all? See refinish, recoat or just clean?

How many times can a hardwood floor be sanded?

Solid hardwood can be sanded several times over its life. Each sanding removes only a thin layer, and recoating every 5–7 years keeps full sandings far apart. Engineered hardwood depends on the thickness of its top wood layer. Thicker ones can be sanded once or twice, and thin ones can only be recoated. We check before recommending a sand.

How do I prepare for hardwood refinishing?

• Clear the rooms of furniture and personal items. Furniture moving is available for about $200–$800 per project, quoted separately.
• Plan where you'll stay during stain and finish, along with pets.
• Choose your stain and sheen, or let us bring samples.
• Tell us about wax or oil-soap cleaners you've used, because they affect prep.
• Keep the heat or air conditioning on at normal settings to help the finish dry.