Hardwood Floor Refinishing: Refinish or Replace? Process, Timeline and Cost

Should you refinish or replace your hardwood floors? Learn the signs, refinish vs recoat, how many times hardwood can be sanded, how long it takes and what it costs in Toronto and the GTA.

10/14/20267 min read

Floor refinisher sanding a hardwood floor
Floor refinisher sanding a hardwood floor

Scratched, dull or worn hardwood doesn't always need to be torn out. In many Toronto and GTA homes, the boards underneath are still solid and only the surface is tired. Refinishing removes the old finish and surface damage and puts a fresh, protective coat on the wood you already have. This guide explains when refinishing makes sense, when a lighter recoat is enough, when it's time to replace, and what to expect for time and cost.

5 Signs Your Hardwood Floors Need Refinishing

  • The finish has worn through in hallways, in front of the sink or by the door, and the wood looks grey or bare.

  • Scratches and dents go into the wood itself, not just the top coat.

  • The whole floor looks dull and no amount of cleaning brings back the sheen.

  • You want a new colour, for example going from an orange-toned oak to a natural or darker stain.

  • Water marks or grey stains have soaked into the wood from pets or plants.

Refinish or Recoat? Know the Difference

A full refinish sands the floor down to bare wood, removes the old finish and surface damage, and applies new stain (optional) and several coats of finish. A screen and recoat lightly scuffs the existing finish and adds a fresh top coat without sanding into the wood.

According to the National Wood Flooring Association (NWFA), a recoat is a good option "especially in cases where the floor doesn't have deep gouges and the finish hasn't completely worn through." It won't change the colour, and the NWFA notes that permanently cupped floors "may be recoated, but will remain cupped." (Source: Hardwood Floors magazine, NWFA)

Simple rule: if the damage is only in the finish, a recoat may do. If it has reached the wood, or you want a new colour, you need a full refinish.

Refinish or Replace? How Many Times Can Hardwood Be Sanded?

Every full sanding removes a little wood, so the real question is how much is left. The NWFA gives these guidelines (Source: Hardwood Floors magazine, NWFA):

  • Most solid wood floors can be sanded six to eight times over their service life.

  • A traditional sanding removes 1/32" to 1/16" of wood from the surface.

  • Engineered hardwood wear layers range from 1/16" to 1/4".

  • Where the wear layer is less than 3/32" (2.38 mm), sanding is not recommended.

That means a solid hardwood floor in an older home can usually be refinished, while some thin-veneer engineered floors can't be sanded at all. Replacement is usually the better choice when:

  • The wear layer is too thin to sand safely.

  • Boards are badly water damaged, loose, cracked or soft.

  • The floor has been sanded so many times that nails or the tongue are showing.

  • You want a different product altogether, like waterproof luxury vinyl in a basement or a new engineered hardwood floor.

If your floor is cupping or gapping, fix the moisture problem first. Our guide to hardwood floor gaps and cupping explains why.

The Hardwood Floor Refinishing Process, Step by Step

  1. Assessment: we check the wear layer and existing damage and confirm the floor is a good candidate before you get an estimate.

  2. Preparation: the room is cleared and nearby rooms are protected to contain dust.

  3. Sanding: professional equipment removes the old finish and surface damage in multiple passes, down to clean bare wood.

  4. Staining (optional): if you're changing colour, stain is applied evenly across the floor. Keeping the natural tone? We skip straight to finishing.

  5. Finishing: multiple coats of protective finish, with light sanding between coats where needed.

  6. Cure time and walkthrough: the finish cures before furniture goes back, then we inspect every detail with you.

How Long Does Refinishing Take?

Most residential refinishing projects take 2 to 4 days, including sanding, staining if needed, and multiple coats of finish, plus cure time before furniture goes back. Larger areas, stairs and colour changes add time. You'll get a clear timeline at your consultation.

Fumes, Ventilation and Moving Back In

Health Canada lists floor finishes among the products that can release formaldehyde into indoor air, and says emissions from these sources drop over time but "can take weeks, and sometimes even months or years, to disappear completely." It recommends choosing low-emission products when possible and opening windows and increasing ventilation, especially when varnishing. (Source: Health Canada, Formaldehyde in your home)

Health Canada's Healthy Home Guide also advises using open windows or exhaust fans "during and after projects and renovations," and recommends that pregnant people stay away during renovations. (Source: Health Canada, Healthy home guide) Ask your contractor which finish they use and how long to stay off the floor and keep windows open.

How Much Does Hardwood Floor Refinishing Cost?

As a starting point, standard refinishing (sand, stain and 2 to 3 coats of polyurethane) is typically $4 to $12 per sq ft, and staircase refinishing is typically $30 to $50 per step. Your exact price depends on:

  • The current condition of the floor and any repairs needed first.

  • The size of the area.

  • The number of coats and type of finish.

  • Whether you're changing the stain colour.

  • Stairs and detailed areas that need extra hand work.

See our hardwood floor refinishing service for full details, or compare with the cost of a new floor installation.

Hardwood Refinishing FAQs

Can engineered hardwood be refinished?

Often, yes, if the wear layer is thick enough. The NWFA does not recommend sanding when the wear layer is under 3/32" (2.38 mm). We measure before recommending a sanding.

Can I stay home while my floors are refinished?

You can usually stay in other parts of the home, but you'll need to stay off the floor while finish coats dry and cure. Follow Health Canada's ventilation advice above, and plan to be away if anyone in the home is pregnant or sensitive to fumes.

Can I refinish stairs to match my floors?

Yes. Stairs are sanded and finished by hand and priced per step. If your stairs are carpeted, see replacing carpet on stairs with hardwood.

Do I need to move furniture?

Yes. The room should be cleared of furniture and breakables before work begins. We'll walk you through what to expect.

Get Your Hardwood Floors Refinished

Alpine Flooring has worked on floors across Toronto and the GTA for more than 20 years. We're licensed and insured, rated 4.9 on Google, and you deal directly with Sam from your first call to the final walkthrough. Request your free refinishing quote and we'll assess your floor in person, often within the same week.

Sources: NWFA: How Many Times Can a Wood Floor Be Sanded?; NWFA: Recoating a Previously Finished Floor; Health Canada: Formaldehyde in your home; Health Canada: Healthy home guide.