Hardwood Floor Refinishing vs. Replacement: Which Do You Need?

When to Refinish Your Hardwood Floors

Refinishing is a restoration process that removes the existing finish and a thin layer of wood, then applies new stain and protective coatings. It is the most cost-effective way to dramatically improve the appearance of hardwood floors. Refinishing is appropriate when:

• Floors have surface scratches, scuffs, and wear patterns from foot traffic
• The finish has dulled or worn away in high-traffic areas
• There are minor stains that have not penetrated deeply into the wood
• You want to change the stain color or sheen level
• The wood is structurally sound with no warping, cupping, or rot
• Floors have enough thickness remaining to sand (at least 3/4 inch for solid hardwood)

When to Replace Your Hardwood Floors

Replacement becomes necessary when the wood itself is compromised beyond what sanding can correct:

• Extensive water damage: Warped, cupped, or buckled boards indicate moisture damage to the wood structure. A few boards can be replaced, but widespread warping typically requires full replacement.
• Too thin to sand: Solid hardwood floors can be refinished 3-5 times over their lifetime. If your floors have been sanded multiple times and the wood above the tongue-and-groove is less than 1/4 inch, another sanding risks going through the wood.
• Structural damage: Subfloor problems, termite damage, or rot beneath the hardwood require pulling up the flooring to address underlying issues.
• Desire for a different product: If you want wider planks, a different species, or engineered hardwood over solid, replacement is the path forward.

Cost Comparison

In the Chicago and suburban market, typical costs are:

1. Refinishing: $3 to $8 per square foot, including sanding, staining, and three coats of polyurethane. A 500-square-foot area costs roughly $1,500 to $4,000.
2. Replacement: $8 to $15+ per square foot for materials and installation, depending on species, grade, and plank width. The same 500-square-foot area costs $4,000 to $7,500 or more, plus the cost of removing and disposing of the old flooring.

The Refinishing Process

Professional refinishing takes 3-5 days for a typical room and involves sanding with progressively finer grits, applying stain (if desired), and sealing with multiple coats of polyurethane. Water-based polyurethane dries faster and has lower odor, while oil-based polyurethane provides a warmer amber tone. Dustless sanding equipment, which R-Deco uses, minimizes mess and improves air quality during the project.

Making the Decision

When in doubt, have a professional inspect your floors. An experienced contractor can assess the remaining wood thickness, identify hidden moisture damage, and recommend the most cost-effective approach. R-Deco has restored hundreds of hardwood floors in Chicago and the surrounding suburbs, and we always recommend the most practical solution for your specific situation.