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Dunwoody Hardwood Floors

Hardwood Floor Refinishing

Full refinishing sands the floor down to bare wood, removes the old finish and surface wear, then applies optional stain and new protective coats.
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Refinishing is the deepest maintenance option for a wood floor. A contractor sands through the existing finish and a thin layer of wood, which removes most surface scratches, gray worn traffic lanes and old stain color. The floor is then stained if you want a color change and sealed with new finish coats.

Because sanding removes wood, every refinish uses up part of the floor's remaining life. Solid hardwood usually has more room for repeat sanding than engineered hardwood, whose sandable layer can be thin. A contractor should check the wear layer, previous sanding history and board condition before recommending a full sand.

What an estimate may include

  • Assessment of finish type, wear layer, previous sanding and board condition
  • Sanding through the existing finish to bare wood, including edges
  • Filling small gaps or nail holes where appropriate for the floor
  • Optional stain, with sample areas before full application
  • Sealer and topcoats of the finish system the contractor recommends
  • Basic cleanup of sanding debris inside the work area

What is not included

  • Staircase treads and risers (routed separately, not part of this service list)
  • Replacing damaged boards (see Hardwood Floor Repair)
  • Moving heavy furniture, pianos or appliances unless the contractor agrees in writing
  • Lead, asbestos or mold testing and abatement
  • Floors with too little remaining wear layer to sand safely

What to consider

Sanding is not the same as recoating

A screen and recoat lightly abrades the top finish and adds a new coat. It does not remove stain, deep scratches or gray worn wood. Full refinishing sands to bare wood. Ask which one your estimate describes.

Remaining wear layer

Engineered planks may have a sandable layer that allows one sanding, several, or none. Previous refinishing also reduces what is left. Exposed tongues or nail heads are signs a floor may be near its limit.

Wax and contamination

Paste wax, oil soaps and some polish products can prevent new finish from bonding. Contractors may need extra sanding or a different approach if contamination is found, which can change the estimate.

Stain changes

Wood species, sanding grit and moisture all affect how stain looks. Red oak and white oak take the same stain differently. Ask for samples on your actual floor before committing to a color.

Dust and return to use

Modern dust containment reduces airborne dust but no contractor can honestly promise dust-free work. Light foot traffic, furniture and rugs each have different waiting periods that depend on the specific finish product and conditions. Follow the contractor and the product label.

Factors that affect pricing

  • Total square footage and how many separate rooms or closets are included
  • Wood species and whether boards are solid or engineered
  • Number of existing finish layers and any wax or polish contamination
  • Stain versus natural finish, and how many sample colors you want
  • Finish system chosen (for example oil-modified, water-based or hardwax oil)
  • Repairs, gap filling or board replacement needed before sanding
  • Furniture moving, access, parking and occupied-home scheduling

Before the contractor visits

  • Clear small items, rugs and anything fragile from the rooms
  • Ask in advance who moves furniture and how large items are handled
  • Plan where pets and people will stay while sanding and finishing are underway
  • Turn off or discuss HVAC use with the contractor during finishing
  • Note any product you have used on the floor, especially wax or oil soap

Questions homeowners ask

Can every hardwood floor be refinished?
No. Floors with very little remaining wear layer, severe water damage, loose or failing installation, or certain engineered products may not be good candidates. A contractor needs to inspect the floor first.
Is refinishing dust-free?
No contractor can honestly promise dust-free sanding. Containment systems reduce dust, but some cleanup should be expected.
How soon can I walk on the floor?
It depends on the finish product, number of coats, temperature and humidity. Ask your contractor for the waiting times for the specific product they use, and check the product label.
Can I change the stain color?
Usually yes on a full sand, because sanding removes the old color. Results depend on the species and condition of the wood, so ask for samples.

Related services

  • 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.

  • Hardwood Floor Extension and Matching

    Continue existing floors into new rooms and blend the finish. Hardwood Floor Extension and Matching estimate requests for Dunwoody, GA homes, referred to independent local contractors.

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