Refinishing means sanding the old finish off down to clean wood, staining it if you want a new color, and putting down fresh coats of finish. K.O. Floors, which works across Nassau, says that for a floor that is structurally sound, refinishing is nearly always the better choice over tearing it out.
Sand and refinish, or replace
K.O. Floors’ Nassau prices from August 2026:
| Job | Price per square foot |
|---|---|
| Standard sanding and refinishing | $4 to $9 |
| Full replacement, removal and new floor | $6 to $25 |
Replacement makes sense only when the wood itself is gone. K.O. Floors lists the signs:
- rot from a long leak or a flood
- subfloor damage that has to be fixed first
- boards buckled further than sanding can flatten
- boards already sanded so many times that less than about a quarter inch of wood is left above the tongue and groove
Scratches, a dull finish and light staining are not on that list, because sanding takes them out.
How a full refinish goes
K.O. Floors describes the steps: an assessment of the floor, sanding, staining if you choose it, then two to three coats of polyurethane with a light sanding between coats. Light foot traffic is usually possible after 24 to 48 hours. Furniture and rugs wait until the finish fully cures, which takes seven days or more, so plan where the couch goes for a week.
Solid hardwood can usually take five to ten sandings. K.O. Floors says many older floors around here have been refinished once or twice already, and engineered floors with a thin wear layer allow much less.
Changing the color with stain
Stain is the optional step where the color changes. Skip it and the wood comes back its natural tone under clear finish. K.O. Floors lists custom stain as one of the extras that raise the price, so if you want something darker, ask for the stained price separately and ask to see a test patch on your own boards before the whole room is done.
When a recoat is enough
If the finish is dull and lightly scratched but the wood is not worn through, a recoat may do it. Floor finisher Michael Purser, writing in the Journal of Light Construction, says a recoat takes far less effort and money than a full sanding. It only works if paste or acrylic wax has never been put on the floor, and it will not remove deep gouges, dents, stains or paint.
Dust, stairs and other extras
- Dust. K.O. Floors recommends asking about dustless or near-dustless sanding systems, because fine wood dust irritates the lungs. Dustless equipment can cost extra.
- Stairs. Treads, risers and handrails are priced on top of the floor.
- Repairs. Deep gouges, water stains and cupped boards are spot repairs, also extra.
What to ask a floor refinisher
- Is my floor solid wood or engineered, and how much wood is left to sand?
- Is the price for natural finish, or does it include stain?
- How many coats, and what finish?
- Do you sand with dust collection?
- When can we walk on it, and when can furniture go back?