Hardwood Floors and Sanding: When to Refinish, What a Sander Does, and Alternatives

Refinishing hardwood restores appearance by sanding off the old finish and smoothing surface damage. Solid hardwood tolerates multiple sandings; engineered planks may only be sanded if their wear layer is thick enough. Modern contractors use dust-control systems and water-based finishes. Avoid over-sanding and consult a pro for whole-room jobs.

Hardwood floors remain a popular choice in U.S. homes for their durability, resale value, and easy surface cleaning. They're often chosen over carpet because carpet stains, wears out, and hides allergens, while hardwood can be refinished to restore its appearance.

Why homeowners choose hardwood over carpet

Hardwood is easier to clean and doesn't trap dust and pet dander the way carpet can. It also lasts longer when maintained and can be updated by refinishing instead of full replacement. That said, carpet still offers comfort, sound insulation, and lower up-front cost in many rooms.

What refinishing and sanding actually do

Refinishing removes the old finish and any thin surface damage so you can apply a new protective coat. Professionals use sanders to strip the top finish and smooth scratches, then follow with stain or sealer and a topcoat.

A light sand keeps you in the wood's surface layer and preserves floor thickness. Over-sanding can shorten the life of the floor, especially for engineered planks with thin wear layers.

How often should you refinish?

Many homeowners refinish high-traffic hardwood floors roughly every 7-10 years depending on wear and finish type, but this interval varies with use and wood species.

Types of sanders and modern dust control

Common tools include drum sanders for faster removal and orbital (random-orbit) sanders for fine finishing. Edge sanders and hand tools handle perimeter work. Modern contractors often use dust-containment systems and HEPA vacuums to reduce airborne dust during sanding.

Solid hardwood vs engineered (sectional) flooring

Solid hardwood planks can usually be sanded multiple times because they're full-thickness wood. Engineered hardwood has a real wood wear layer over plywood or HDF; whether it can be sanded depends on the wear-layer thickness. If the wear layer is too thin, sanding can remove all the veneer and damage the floor. ¹

There are also floating click-lock engineered floors that look like hardwood but are not always suitable for heavy sanding.

When to hire a professional and common cautions

Hire a qualified flooring contractor for whole-room sanding. Professionals match sandpaper grits, manage dust, and choose finishes (water-based finishes are now common because they dry quicker and amber less than traditional oil-based polyurethanes). Avoid aggressive sanding that removes too much wood; this can reduce board thickness and shorten floor life.

Refinishing can dramatically refresh floors and is an environmentally preferable alternative to wholesale replacement in many cases. Balance the cost and disruption against the expected remaining life of the floor and consider modern alternatives such as engineered wood or luxury vinyl plank for rooms with moisture risk.

1. Confirm typical refinishing interval range (7-10 years) for various traffic levels and finishes.
2. Confirm minimum wear-layer thickness commonly recommended before engineered hardwood can be sanded.