Sanding and refinishing
Sand back to sound wood, prepare the edges and apply a clear water-based finish. Stain adds $1–$2 per square foot. A 200-square-foot room is $1,000–$1,600 before stain or repairs.
$5–$8 / sq ft
Work & prices
The right amount
of work.
A dull finish may need a fresh coat. Worn-through areas may need sanding. We check the wood and finish before recommending either.
Screen and recoat
Lightly abrade a compatible, intact finish and add a fresh coat. This keeps the existing color; it does not remove deep scratches or reach bare wood. We test adhesion first.
$2–$3 / sq ft
Board repairs
Remove damaged boards and fit matching wood where available; materials included at this range. Minimum repair charge $250. Sanding or blending the surrounding floor is quoted separately.
$25–$45 / sq ft repaired
Stair treads
Sand and refinish the horizontal tread. Risers, railings and color changes are quoted separately; we plan a safe route around the stairs while they dry.
$85–$130 / tread
Sanding and recoating projects have a $650 minimum. Prices assume empty rooms and ordinary access. Moving furniture, removing carpet and unusual repairs are separate items in the written estimate.
Color belongs in the room
Samples on
your own floor.
For sanding projects, we prepare up to three stain samples in an agreed area of your floor before the full finish goes on. See them in daylight and lamplight, then approve the color. Sample work is included in an accepted sanding job.
Light honey
Warm oak
Deep brown
Color names are starting points. Your wood and room light decide how a stain looks.
After the final coat
A little time before life moves back in.
Our usual planning allowances for a water-based finish are below. The selected finish, temperature and humidity decide the actual return times; we leave them in writing.
- 24 hours
- Light foot traffic in clean socks, once we give the go-ahead.
- 72 hours
- Furniture returns with felt pads. Lift it; do not drag it.
- 7 days
- Rugs return only after the finish has cured and we confirm the timing.
Sanding and finishing commonly take 3–5 working days before these waiting periods begin. Recoating commonly takes one working day. Repairs or stairs can extend the work.
A few useful distinctions
Can a recoat change the color?
No. A screen-and-recoat keeps the existing color and refreshes the top layer. A color change requires sanding where the wood has enough thickness left.
Can you finish before the holidays?
Tell us the day your furniture needs to be back. For November and December 2026, we confirm the work days and the return-to-use period after inspecting the floor. We do not promise a holiday deadline from a form request.
A room, a floor, a sensible plan.
An on-site visit settles which work fits and what it will cost.