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Dunwoody Hardwood Floors

Refinish, Recoat or Replace: Choosing the Right Hardwood Floor Fix

Three very different jobs are often described with the same words. This guide separates them so you can read an estimate and know exactly what is being proposed.
What each option does and does not do
Screen and recoatFull refinishReplace
Sands to bare woodNoYesNot applicable
Removes deep scratches and gray wearNoUsuallyYes, new boards
Changes stain colorNoYesYes, new product
Uses up wear layerVery littleYesNot applicable
Fixes damaged or loose boardsNoOnly with added repairYes
Typical disruptionLowestModerate to highHighest

Screen and recoat: maintenance, not sanding

A recoat lightly abrades the top finish and adds new clear coats. It is a good fit when the finish looks dull or lightly scuffed but has not worn through to the wood. It does not touch the stain, and it cannot fix wear that has reached bare wood.

Contamination matters. Paste wax, oil soaps and some polish products can prevent the new coat from bonding, and a contractor may decline a recoat or recommend full sanding if adhesion is in doubt.

Full refinish: sanding to bare wood

Full refinishing removes the old finish and a thin layer of wood, then applies optional stain and new finish. It is the right step for gray traffic lanes, deep scratches and color changes.

Each sanding consumes wear layer. Solid hardwood usually allows several refinishes over its life. Engineered hardwood may allow one, several or none depending on the product. Visible tongues, nail heads or very thin board edges are signs a floor may be near its limit.

Replace: when sanding is not enough

Replacement makes sense when boards are structurally damaged, the wear layer is exhausted, moisture damage has caused rot or delamination, or you want a different product entirely.

Partial replacement is common. Damaged boards can often be woven out and the rest of the floor refinished, which keeps more original wood.

Questions to ask on an estimate

  • Does this include sanding to bare wood, or only abrading the existing finish?
  • How much wear layer do you see, and is another sanding realistic?
  • Which finish product and how many coats?
  • What waiting times does that product need before light use, furniture and rugs?
  • What happens to the price if wax or contamination is found?

Sources

Content reviewed: 2026-10-25. This information is general, not a property inspection.

Questions homeowners ask

Is a buff and coat the same as refinishing?
No. A buff and coat, also called a screen and recoat, adds a new topcoat over the existing finish. Refinishing sands the floor to bare wood.
How do I know if my floor can be sanded again?
A contractor can look at a floor vent opening, a threshold or a plank edge to judge remaining thickness. Exposed tongues or nail heads usually mean little wood is left.

Related services

  • Hardwood Floor Refinishing

    Sand to bare wood, optional stain, new finish coats. Hardwood Floor Refinishing estimate requests for Dunwoody, GA homes, referred to independent local contractors.

  • Hardwood Floor Repair

    Board replacement, patching, gaps and localized damage. Hardwood Floor Repair estimate requests for Dunwoody, GA homes, referred to independent local contractors.

  • Hardwood Screen and Recoat

    Light abrasion and a fresh finish coat, no sanding to bare wood. Hardwood Screen and Recoat estimate requests for Dunwoody, GA homes, referred to independent local contractors.

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