HARDWOOD FLOORS: UNDERSTANDING WHEN TO REPAIR VS. REDO

Should You Refinish, Recoat, or Replace? Wood Floor Makeover Guide

Your hardwood floors are showing signs of age—but do they really need to be replaced? Before you take drastic (and expensive) action, it’s worth understanding your options. Here’s how to tell whether a simple recoat, a full refinish, or a total replacement is the best solution for your home.

Option 1: Recoat Your Floors

• Best for: Light surface scratches, dull finish, no exposed wood.
• What it involves: Adding a new protective layer (usually polyurethane) over your existing finish.
• Pros: Quick, less expensive, no sanding required.
• How often: Every 3–5 years, depending on traffic.

Option 2: Refinish Your Floors

• Best for: Deeper scratches, worn finish, minor discoloration.
• What it involves: Sanding off the top layer of the floor and applying a new stain and finish.
• Pros: Restores like-new appearance; can change floor color.
• How often: Every 7–10 years, depending on wear.

Option 3: Replace Your Floors

• Best for: Severe damage, structural issues, extensive water/mold problems.
• What it involves: Removing and replacing floorboards or subfloor as needed.
• Pros: Total reset; choose a new wood species, width, or layout.
• When necessary: If refinishing isn’t possible or the wood is too thin.

Signs It’s Time for Each Option

• Recoat if: Finish looks dull or lightly scratched.
• Refinish if: You see fading, discoloration, or exposed wood.
• Replace if: Boards are warped, moldy, or rotting.

Not sure what your floors need? Contact your PRO to help you choose the right path.

By Deborah Shaw-Nelson. This article is one of a series of Caring For It articles written and published on behalf of Surface Care PRO Partners.